CONFERENCE CENTER/EXPO CENTER FEASIBILITY STUDYgeorgetown.org/pdfs/ggaf/3.6.13/3.6.13DraftFeasibilityStudy.pdf · CONFERENCE CENTER/EXPO CENTER FEASIBILITY STUDY - GEORGETOWN, TEXAS

CONFERENCE CENTER/EXPO CENTER FEASIBILITY STUDY

FEBRUARY 12, 2013

Submitted by

RON HOBBS ARCHITECTS


614 West Main Street, Suite 200 Garland, Texas 75040 Phone (972) 494-0174

Fax (972) 494-0722 www.ronhobbsarchitects.net


CONFERENCE CENTER/EXPO CENTER FEASIBILITY STUDY - GEORGETOWN, TEXAS

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Executive Summary

PURPOSE OF THIS STUDY: The intended purpose of this study was to determine the feasibility of converting the existing building and property into a new state-of-the-art municipal conference center and expo hall. The study was intended to help identify potential uses, activities, and related square footage needs.

PROCESS: The process of developing the feasibility study included the following activities: • Staff Interviews, Information Gathering, & Visioning • Review of Documents & Technical Data • Analysis of the Existing Building • Site Analysis • Preparing Facility Needs Program • Conceptual Design Studies • Anticipated Project Budget Staff Interviews, Information Gathering, & Visioning - The first step of the process involved gathering information about the City’s needs and identifying potential users. To accomplish this we had numerous meetings and detailed conversations with several staff members, including Paul Brandenburg, Laurie Brewer, Micki Rundell, Kimberly Garrett, and Cari Miller. Discussions with these individuals not only focused on the immediate conference/expo center needs but also on their larger vision for the City as a whole. They see Georgetown as a City where the lives of its citizens are not only enhanced through both the natural and built environments but also through

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the arts. They envision the City of Georgetown as being a place rich in outdoor activities enhanced by public art. They also see Georgetown as being the home of not just community oriented activities but also a center of regional events and a destination point for people from around the State of Texas. These events could include such things as music festivals, art fairs, and other special events. It was very clear that a conference center/expo center should be looked at not as a stand alone project but as a first step in implementing a larger vision for the City of Georgetown. The information received from the staff was used to develop the preliminary square footage requirements for the needs and functions. Review of Documents & Technical Data - This task also involved gathering and analyzing pertinent information and technical data about the building and the property. Construction drawings for the existing building and property surveys were obtained from Albertsons. The City’s Park Master Plan for the adjacent river front and trail systems was also obtained and studied. Analysis of the Existing Building - An on-site investigation of the existing building was conducted to study existing building conditions and systems that could affect the conversion of the building into a new conference center/expo center. Items that were studied and reviewed included the existing mechanical systems, structural and foundation systems, electrical, roof, plumbing, exterior walls, interior finishes, expansion capabilities, environmental issues relating to potential hazardous materials, handicap accessibility issues (ADA and TAS), and other related code issues such as fire protection, energy, and ventilation. The information gathered during the evaluation was used to determine the feasibility of converting the existing building into the proposed new use. Furthermore, this information was used to establish what modifications will be required and how the existing building can be expanded. Finally, the information helped determine the best potential uses for different areas within the building and actions required to implement any proposed changes. Site Analysis - The existing site was studied for its suitability for the proposed new use. Site related information that was reviewed included existing land use, on-site traffic patterns, parking, site ingress and egress, topography, drainage, utilities, sun angles, prevailing winds, trees and vegetation, adjacent neighborhoods, views (to and from the property), adjacent buildings, and the relationship to I-35. Facility Needs Program - Based upon information obtained from discussions and interviews with City staff a preliminary facility needs program was prepared. The facility needs program identified anticipated functions, potential uses, and the projected sizes for each function and use. Conceptual Design Studies - Using the information gained from the analysis of the existing building and site, it was apparent that there were various options available for achieving the City’s goals. In order to ensure the City has options, several design concepts were prepared. Each concept illustrates how the existing building and site can be adapted to meet the City’s needs as defined in the Facility Needs Program. Possibilities ranged from a more simple, less expensive remodeling of the existing building to more involved redevelopment solutions that include adding more space to the existing building. Anticipated Project Budget - In order to assist the City in evaluating the conceptual design studies a budget estimate was prepared for each concept. The budgets were prepared by AUI Contractors, Inc. of Fort Worth. EXISTING CONDITIONS: Existing Building Information - The existing building contains approximately 55,500 square feet of ground floor area and an additional 1,000 square feet on a mezzanine level. The mezzanine



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contains the HVAC equipment for the grocery store’s coolers and freezers.

The building’s foundation consists of a slab-on-grade with columns and exterior walls being supported by drilled piers. The building’s load-bearing exterior walls are constructed of concrete masonry units. The exterior walls do not show any visible signs of distress or movements and appear to be in good condition. However, the interior slab does show signs of some movements at column lines. This appears to be control joints or cold joints in the concrete slab. The roof structure consists of pipe columns spaced approximately 35’-0” to 43-’-0” on center, truss girders, bar joists, and 1-1/2” deep metal roof deck. Primary interior finishes consists of vinyl composition tile flooring, 2x4 lay-in ceiling systems, and painted drywall partitions. None of the interior finishes are worth salvaging or reusing.



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The building’s roof appears to be a built-up roofing system with flood coated gravel surface. The roof slopes from the front of the building (north) to the southeast and southwest corners where water is collected in large roof drains. There are also overflow drains in each location. The roof has a far greater than normal slope built into it. No information is available on the roof insulation. The overall condition of the roof is better than what would typically be expected from the age and type of building. The most notable concerns are associated with base flashings. The majority of these flashings show signs of age. At minimum the flashings will need to be replaced.

Existing Site Information - The existing 6.32 acre site is adjacent to I35 and sits on a bluff overlooking both the North San Gabriel River and downtown Georgetown. It has very good access from both I-35 and downtown. It is highly visible from I35 and offers tremendous views of downtown and the surrounding countryside from the building. There is a substantial amount of slope on the site. The existing parking lot slopes up away from the building approximately 7’-0” toward the northwest corner. (This slope can be very useful in building a possible parking deck above the existing parking lot.) The site provides 243 parking spaces, a truck loading dock, retention pond, and approximately 12,000 square feet of green space. There is also approximately 12’-0” to 15’-0” of grade change between the finish floor elevation of the building and the adjacent street to the south.

The site currently lacks enough on-site parking to adequately serve a conference center/expo center as being considered. Based upon the anticipated square footage needs, the facility should provide approximately 500 to 800 parking spaces depending upon the final size of the facility.



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FACILITY PROGRAM NEEDS: The facility program needs include numerous rooms and spaces that will fulfill a variety of social, civic, business, and community functions. Two different options for square footage needs were developed. Option #1 assumes the ballroom and expo hall will occupy the same space and the other establishes the square footage requirements if a separate ballroom and expo center are provided. The square footage needs for each option is as follows: Both options are based upon providing ballroom banquet space for 1,400 people. Option “1” (Shared Space for the Ballroom and Expo Hall):

Ballroom/Expo Hall 21,000 Meeting Rooms 6,000 Breakout Space 7,500 Tourism Offices 900 Gallery Space (included in circulation) Boardroom 1,000 Facility Offices 900 Restrooms 1,900 Kitchen 1,800 Back-of-House 4,000 Circulation 11,250 Total Square Footage 56,250 The square footage total for Option #1 exceeds the total existing ground floor square footage by only 750 square feet. This overage in square feet can be easily accommodated within the programmed areas. Option “2” (Separate Space for the Ballroom and Expo Hall):

Ballroom 21,000 Expo Hall 25,000 Meeting Rooms 6,000 Breakout Space 7,500 Tourism Offices 900 Gallery Space (included in circulation) Boardroom 1,000 Facility Offices 900 Restrooms 1,900 Kitchen 1,800 Back-of-House 4,000 Circulation 17,500 Total Square Footage 87,500 The square footage total for Option #2 exceeds the total existing ground floor square footage by 32,000 square feet. This option will require an addition to the existing building. OPPORTUNITIES: We believe the visionary ideas for Georgetown’s future shared with us by the staff are both very exciting and very achievable. After carefully studying the site, the existing building, and the



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surrounding area we believe the existing building can be adapted successfully to serve as a conference center/expo center. This project can be the first step in seeing the entire vision for Georgetown realized. In addition to providing an adequate amount of square footage, the building and site offer the City of Georgetown with several intangible opportunities that rarely occur. A major asset of this building and site are the views both of the building and from the building. The visibility of the site will be invaluable in marketing the facility. Furthermore, the view from the building (and especially from the roof level) of downtown and the surrounding countryside can offer a venue for events that no other similar facility can provide. Finally, the site offers a tremendous possibility for connectivity to the existing parks and trails along the North San Gabriel River. As previously stated, the site currently does not provide an adequate amount of parking. We believe this can be easily addressed by adding either one or two levels of parking decks over the existing parking lot. Existing site contours should allow a new parking deck to be constructed approximately 9’-0” to 10’-0” above the highest point of the existing parking (near the northwest corner) with access from the street. This new parking deck should create enough parking to serve the program requirements listed in Option “A”.

Should program requirements of Option “B” be implemented even more parking will be required. This can be accomplished by adding a second level to the new parking deck. The addition of a second level of parking can be added in the future. We also recommend the upper level of the proposed new parking deck be planned to double as a special events area. In addition to providing parking for normal conference center/expo center activities, by incorporating such features as trellises and landscaping around the perimeter and/or between parking rows, the deck would be ideally suited and easily set up to serve a variety of festivals, shows, and events. Consideration should also be given to incorporating a raised area that would serve as a permanent amphitheater stage. DEVELOPMENT CONSIDERATIONS: Our analysis of the building and site identified several existing items and features that were factored into the proposed development concepts. We believe that by locating certain new functions in specific areas initial redevelopment construction costs can be lower while not sacrificing any program needs or functional requirements. Two of these items include reusing the existing loading dock and locating the back-of-house functions adjacent to it and taking advantage of existing plumbing by locating the facility’s kitchen in the same general location of the former grocery store’s bakery.

New parking decks could be built over the existing parking to provide adequate on-site parking for the Conference Center/Expo Center.

New Parking Decks

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Other considerations include taking advantage of what the site offers in terms of potential visibility and views. Although the current back of the building is windowless, its raised elevation above the adjacent street provides tremendous opportunities to add not only windows but also terraces and

elevated decks that would overlook downtown and nearby river. The ability to have indoor/outdoor space will greatly enhance the flexibility of event planning and marketability of the facility. CONCEPTUAL DESIGN STUDIES: The following design concepts represent the development and progression of ideas and thoughts as related to our analysis of both the issues and opportunities associated with the existing building. Each design concept involves progressively more work and thus more initial cost than the previous concept. However, the benefits and ultimate community value and opportunities of the final project increases significantly as each concept becomes more sophisticated. Concept “A” - Concept “A” provides the most straight forward method (least amount of work and cost) of converting the existing building into a new conference center/expo center - but it does have

DESIGN CONCEPT “A”

LEGEND 1. Back-of-House 2. Kitchen 3. Circulation/Breakout 4. Meeting Rooms 5. Outdoor Decks 6. Ballroom/Expo Hall

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View from the roof of the existing building

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some drawbacks. Rather than making major structural modifications, this concept basically focuses on leaving the existing structure in place and making interior modifications to the existing building. Although the programmed space requirements for the primary uses fits easily within the existing structural grid, the combination of the location of the existing main entrance and the shape of the building creates long travel distance around the ballroom. A major concern with this concept are the existing columns. While columns are acceptable in an expo hall they are very detrimental to a high quality ballroom environment. They interfere with sight lines, table layouts, and sub-dividing of space. Another drawback to this concept is the space requirements for conference center and a separate expo hall exceeds the total available square footage of the existing building. In order to provide for both uses, the main ballroom and the expo hall will need to share the same area. This sharing of space will prevent multiple events from occurring at the same time. Furthermore, there are functional conflicts between a conference center’s ballroom space and an expo hall. The conference center ballroom typically has more refined interior finishes, better lighting, more sophisticated lighting controls, better acoustics, and low volume air conditioning supply systems. Expo halls require more durable/utilitarian finishes, different power distribution needs, and have different lighting requirements. Both functions can be accommodated by either selecting more durable finish materials suitable for expo halls that can be covered or “dressed-up” when used in a ballroom setting or by selecting higher quality materials suitable for ballrooms that can be protected when the space is used as an expo hall. Concept “B” - Concept “B” addresses the concern of columns in the main ballroom by removing the eight columns located in the center of the space. This action involves raising the existing roof and adding new roof trusses to clear span the space. New trusses would be supported by either new perimeter columns or by increasing the structural capacity of the existing perimeter columns. This

DESIGN CONCEPT “B”


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action increases the initial cost of the project but provides for a far more marketable facility. Other issues as identified above in Concept “A” still apply. Concept “C” - Concept “C” provides the same square footage of useable space as Concepts “A” and “B” while addressing the issue of distance from the existing main entry to the various public uses

within the building. By rotating the main ballroom space, the circulation/breakout space becomes more conducive to interior traffic flow patterns. This action of rotating the ballroom requires additional columns to be removed. Concept “D” - Concept “D” addresses all of the drawbacks identified in Concept “A” while attempting to avoid or reduce some of the costs associated with Concept “B”. Concept “D” does not require the removal of existing interior columns. In order to accomplish this, Concept “D” is seen as a two level facility. This concept would save some construction costs by leaving the existing interior columns in place and using the space on the first floor as an expo hall only. By not forcing the space to double as a ballroom the problems associated with lighting, lighting controls, air conditioning, and finish materials is avoided. The ground floor contains the expo hall, meeting rooms, circulation/breakout space, kitchen, and back-of-house space. This concept also allows for the development of additional meeting room space on the ground level. An upper level would be built above the building’s existing roof level. The upper level would contain a main ballroom, storage, support space, and roof top terraces. From this roof top level, the main ballroom and outdoor roof terraces would provide dramatic views of downtown Georgetown and the surrounding areas. Furthermore, the visibility from the adjacent freeway would be greatly enhanced.

DESIGN CONCEPT “C”


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While being the most expensive to develop, we believe this concept offers the most useable space, the widest range of user opportunities, and the most value to the City.

DESIGN CONCEPT “D” - GROUND FLOOR

LEGEND 1. Back-of-House 2. Kitchen 3. Circulation/Breakout 4. Meeting Rooms 5. Outdoor Decks 6. Expo Hall

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DESIGN CONCEPT “D” - NEW UPPER LEVEL

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LEGEND 1. Back-of-House 2. Kitchen 3. Circulation/Breakout 4. Meeting Rooms 5. Outdoor Roof Top Terrace 6. Ballroom

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Concept “E” - Concept “E” offers the same functional opportunities and value as Concept “D” for basically the same initial cost. The primary difference is the upper level is rotated (similar to Concept “C”) to more closely align with the views of downtown Georgetown.

DESIGN CONCEPT “E” - GROUND FLOOR

DESIGN CONCEPT “E” - NEW UPPER LEVEL

LEGEND 1. Back-of-House 2. Kitchen 3. Circulation/Breakout 4. Meeting Rooms 5. Outdoor Roof Top Terrace 6. Ballroom

LEGEND 1. Back-of-House 2. Kitchen 3. Circulation/Breakout 4. Meeting Rooms 5. Outdoor Decks 6. Expo Hall

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Future Additions & Other Considerations - Concept “E” offers the City with several other future possibilities to enhance and strengthen the project. These include extending a pedestrian bridge or deck from the roof terrace level across Morrow Street to connect with the park and trail system. Furthermore, some of the property immediately across Morrow Street could be used as future expansion space for the Conference Center/Expo Center.

A pedestrian bridge could span Morrow Street connect-ing the roof top terraces to the park and trail system



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ANTICIPATED PROJECT BUDGET: In order to ensure the cost information that is included in this report was as accurate as possible, we asked AUI Contractors, Inc. of Fort Worth to assist in the preparation of the budget estimates. We invited AUI’s participation because of their recent experience in constructing this type of facility. AUI served as the Construction Manager-at-Risk for our Hurst Conference Center Project. Prior to developing the estimates we met with AUI’s estimators to review the scope of work associated with each design concept. During the preparation of these budget estimates several follow-up conservations were held with AUI. AUI’s personnel also visited the building to become even more familiar with the existing conditions. The following represents the anticipated project budgets each design concept.

The individual items within each work area includes: Sitework - Includes potential utility modifications, electrical service upgrades and enlarging the existing detention/retention pond. Landscaping - Includes additional landscaping and irrigation systems around the building and on the top level of the new parking deck. Parking Garage - Includes required selective demolition within the existing parking lot as required to install new columns, excavation, a precast concrete parking structure, and new decorative screen walls along I-35. Exterior Walls - Includes upgrading the building’s entrance and adding a stone veneer to the remaining sides of the building. Structural/Roof - Includes interior demolition, removing and/or replacing portions of the existing concrete slab, miscellaneous concrete repairs, strengthening existing steel columns, new steel structure (as required by the design concept), new roofing, new storefront or curtainwall openings, and new clerestory at roof extension (as associated with concepts “D” and “E”). Interior Finishes- Includes all new interior finishes (walls, floors, ceilings, etc.), mechanical systems, plumbing, electrical, lighting, doors, folding walls, and millwork. Interior finishes also includes new exterior decks as shown on each design concept. General Conditions - Includes all expenses typically referred to as “soft” construction costs. These items will include such things as supervision, temporary facilities, construction related utilities,

WORK AREA CONCEPT “A” CONCEPT “B” CONCEPT “C” CONCEPT “D” CONCEPT “E”

Sitework $675,000 $675,000 $675,000 $675,000 $675,000

Landscaping $150,000 $150,000 $150,000 $150,000 $150,000

Parking Garage $2,828,000 $2,828,000 $2,828,000 $5,456,000 $5,456,000

Exterior Walls $947,080 $947,080 $947,080 $1,147,000 $1,147,000

Structural/Roof $1,087,500 $2,497,300 $2,812,300 $5,110,000 $5,290,000

Interior Finishes $6,150,156 $6,705,156 $6,705156 $12,769,075 $12,769,075

Gen. Conditions $900,000 $1,050,000 $1,050,000 $1,200,000 $1,200,000

Contractor’s P&O $636,437 $742,627 $758,377 $1,325,358 $1,334,358

FF&E $1,000,000 $1,000,000 $1,000,000 $1,250,000 $1,250,000

Professional Fees $1,221,040 $1,410,589 $1,438,703 $2,472,014 $2,488,079

TOTALS $15,586,212 $18,005,752 $18,364,615 $31,554,526 $31,759,591



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storage containers, and equipment rentals. Contractor’s P&O - Includes the Contractor’s or Construction Manager’s fee for doing the project. The fee includes their profit and overhead costs of project personnel not stationed at the job site. FF&E - Includes all furniture, artwork, moveable non-construction items (portable dance floors, pipes & drapery, etc, and specialty equipment such as lifts or floor cleaning equipment. Professional Fees - Includes an allowance for professional fees including the architect, structural engineer, mechanical/electrical/plumbing engineer, civil engineer, landscape architect, and acoustical consultant. ADDITIONAL INFORMATION: The conference center/expo center identified and budgeted for in this study is not a typical municipal building. The quality levels and types of meeting, banquet, and event spaces are not what is found in normal municipal community centers. In order to attract the clientele for the events and activities envisioned, the facility must be planned and designed using the hospitality grade finishes provide the facilities, services, and food found in similar facilities operated by major hotel chains. However, it is critical the facility should not mimic the appearance of a hotel facility but rather it should clearly represent and portray the unique characteristics of Georgetown. The following photos of the Hurst Conference Center provides a reference point for the type of facility and quality level being proposed for Georgetown.