2019-097 City Hall West UpdateDate: May 10, 2019 Report No. 2019-097
INFORMAL STAFF REPORT TO MAYOR AND CITY COUNCIL SUBJECT: Provide an update on the City Hall West window replacement project and review options recommended by the City Hall West Steering Committee DISCUSSION: On April 25, 2019, Council Member Meltzer requested information about the window replacement project at City Hall West, and later requested information about the options to consider for the building’s renovation.
In July 2017, the City engaged with Architexas to assist with the proposed renovation of the 1927 City Hall now known as City Hall West. The company was charged with completing an assessment of the facility and to develop three preliminary conceptual designs with a cost analysis of each concept. The report that Architexas produced detailed the building’s current condition and
presented options for restoration. Informal Staff Report No. 2018-159 (Attachment 1) provides a
full report on the Architexas recommendations, and these were presented to Council on August 15, 2017 as outlined below:
• Option 1: Complete restoration of the exterior and interior to the original design as close as possible that will meet all local building codes and accessibility requirements.
o This options would remove the renovation work of the 1980 conversion to a Police Station reversing the use to city hall or related city offices. o Projected Budget: $5,352,430.00
• Option 2: Rehabilitation of the building with the restoration of the exterior and an adaptive use strategy for the interior to accommodate complimentary new use.
o The scope of this work is similar to Option 1, but includes an adaption to a multi-purpose use that can be for a community meeting facility, event space, and small theater uses.
o Projected Budget: $5,698,956.00
• Option 3: Restoration of the exterior and renovation of the interior to meet the minimum requirements of life safety and accessibility. o This option is a minimal approach to restore the exterior to the greatest extent
possible while leaving the 1980’s interior and exterior renovations.
o Projected Budget: $3,775,176.00 During that presentation in August 2017, the City Council directed staff to establish a City Hall West Steering Committee to discuss options for renovation to the building and present the full
Council with recommendations. The 24-member Committee was established the following
November with a charge to consider and advise the City Council on the following:
• Whether and to what extent City Hall West should be renovated
• Financial options
Date: May 10, 2019 Report No. 2019-097
• Whether to lease City Hall West to another agency or private developer
• Determine future use or acceptable uses, programs, and/or activities
• Whether to seek or apply for grant funding. After eight Committee meetings that were held between December 2017 and October 2018, the
Committee presented (Attachment 2) their recommendations to City Council on November 13,
2018 during a work session. The recommendation was to follow a conceptual design and conceptual business plan based on a multipurpose community cultural center with the following potential uses:
• Auditorium – theater, weddings, corporate presentations, city meetings, etc.
• Downstairs – receptions, events, gallery space, museum displays, public meetings, corporate meetings, etc.
• Upper level – rentable office space, artist studios, or other city uses. The estimated renovation cost for their recommendation was $6,630,000.00 and included a six- to nine-month design timeline, and another 15 to 18 months for construction. Major renovation components of the renovation include windows, auditorium, multipurpose room, and mechanical
components. After discussion during the November 13 meeting, City Council gave feedback on potential design aspects and ultimately gave staff direction to move forward with window replacement for $320,000. Staff is continuing to work with the Texas Historical Commission to gain approval for window
replacement at City Hall West. Staff submitted design documents for review during the week of April 22 and anticipate to receive comments back by May 24. If needed, staff will incorporate those responses to those for final approval. Once approved, staff will begin the bid process for the window replacement.
There has been some discussion regarding initiating the design and ultimate renovation of City Hall West. In the coming weeks, staff proposes to bring forward a work session to seek direction from Council about starting the design project. If staff is directed to begin the design process, it will require a request for qualifications to select an architectural firm and a funding source for the design project.
ATTACHMENTS 1. Informal Staff Report No. 2018-159 City Hall West Steering Committee Recommendation 2. Presentation to Council – City Hall West Steering Committee Recommendation, November 13, 2018 STAFF CONTACT: Mario Canizares Deputy City Manager Mario.Canizares@cityofdenton.com
Date: November 2, 2018 Report No. 2018-159
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT:
City Hall West Steering Committee Recommendation
EXECUTIVE SUMMARY:
The City Hall West (CHW) Steering Committee held seven meetings from December 2017 to
October 2018. The Steering Committee recommended an adaptive restoration of the building
with non-profit management. Estimated restoration costs are $6.63 million, and no funding has
been identified at this point. This information is being provided in advance of a Work Session
scheduled on November 13, 2018 to provide City Council additional time for review.
BACKGROUND:
In July 2017, the City of Denton engaged Architexas, with offices in Dallas and Austin, to assist
with the proposed renovation of the 1927 City Hall now known as City Hall West. Architexas is
a premier historic preservation firm in the State of Texas with over 39 years of experience
specializing in historic preservation, rehabilitation and adaptive reuse of historic structures. This
firm worked on the renovation of the 1896 Denton County Courthouse and provided full
architectural services for the exterior and adaptive use of the 1927 Collin County Courthouse in
McKinney.
Architexas was charged with completing an assessment of the facility and to develop three
preliminary conceptual designs with a cost analysis of each concept. The Old Denton City Hall
(City Hall West) Preliminary Rehabilitation Assessment Report, included as Attachment 1, and
the concepts it outlined was presented in a Work Session on August 15, 2017. A high, medium
and low proposal with cost estimates ranging from $3.8 to $5.7 million was presented. The low
option was an exterior renovation with minor interior improvements and City Council provided
direction that this option was not a consideration. At that time, there was no funding identified
for the project.
Council also directed staff establish a CHW Steering Committee to be charged with identifying
current City of Denton and community needs that could be matched with the space created as
part of any renovation of the facility. Additional duties of the 24-member Committee included
the review of financial options to fund the renovation, long-term financial considerations for
operation and maintenance of the facility, whether to lease the renovated facility, and
consideration grant opportunities. The CHW Steering Committee was formally established by
Resolution R2017-040 on November 7, 2017 and amended by Resolution R2017-049 on
November 14, 2017. The Committee was comprised of Council Member Duff, Council Member
Hudspeth, and Council Member Ryan, and a total of 21 citizens. The resolution originally had
the Committee’s sunset date on August 1, 2018, but the date was extended to October 31, 2018
following a Work Session held on June 26, 2018.
Date: November 2, 2018 Report No. 2018-159
The first meeting of the CHW Steering Committee was held on December 18, 2017. This
was an introductory meeting where information was provided by staff on the purpose and
charge of the committee, background on the project, and a chair and vice chair were
selected.
A second meeting was held on January 22, 2018. Craig Melde, principal architect for
Architexas, presented historical information on the building and facilitated a discussion
of the goals and possible future uses for the building to be studied. The Committee
discussed overarching goals for the rehabilitation of the building, including:
• Preserve/restore the exterior
• Adapt for community/public use
• Achieve State and Federal standards
• Rehabilitate significant character defining spaces
• Meet or exceed high environmental and energy efficiency
• Integrate/connect to downtown district
• Youth friendly
• Civic pride
• Income producing to offset costs
The Committee also discussed holding a minimum of one public forum to present
information to citizens about the building and receive input.
The Steering Committee held their third meeting on March 5, 2018. Craig Melde
presented information on different projects that he has been involved with including
different financing models and whether those projects were a public-private partnership
or publicly funded. Mr. Melde also presented information on the Secretary of the
Interior’s Guidelines for Rehabilitation which have been identified by the Committee as a
goal to follow as part of any rehabilitation of the building. The Committee gave direction
for Architexas to further refine two of the floor plans presented and develop economic
models of the building based on those plans. The plan was a mixed-use type facility
focused on restoring the character defining spaces (Fire Truck Room, Auditorium, and
East Entryway) with lease space for offices or art studios on the upper levels. The larger
fire truck room could be used as an event facility, possibly with an outdoor courtyard to
the north, and the auditorium could be used as a performance hall or theater.
At the April 2, 2018 Committee Meeting, Craig Melde presented two conceptual options.
A discussion was held on the McKinney Performing Arts Center as a small contingent of
the CHW Committee toured that facility. Craig Melde outlined estimated operating
financials for the facility to include revenue streams and operating expenses. There was
discussion on the financial solvency of the facility serving as an arts venue. Craig Melde
indicated it may be helpful for Joanna St. Angelo, Director of the Sammons Art Center in
Dallas to assist with analyzing the preliminary proforma developed by Architexas. The
Committee further indicated that a more detailed business plan should be created prior to
holding a public forum.
Date: November 2, 2018 Report No. 2018-159
Based on the Committee’s comments regarding a financial assessment, the City hired
Joanna St. Angelo to assist in developing a business plan, programming options and
refining the preliminary proforma for repurposing CHW as a multipurpose arts facility.
In early May, Joanna St. Angelo met with the architect, toured CHW and made
recommendations to revise the concepts based on what she understood to be the direction
of the Committee to repurpose the facility to maximum potential as a multipurpose arts
facility.
As part of the May 21, 2018 CHW Steering Committee meeting, the revised conceptual
options were presented for discussion and Ms. St Angelo provided a general overview of
the work plan she would implement to develop the business plan. These conceptual plans
did not show the outline of the fire truck in the former truck bay which had been present
in past conceptual plans presented by Architexas. Discussion was held by the Committee
about the fire truck and a majority of the Committee members present indicated they did
not believe housing the fire truck should be a priority for the facility, rather they
supported including the truck if there was no impact to the functionality of CHW as a
multipurpose arts center.
On July 30, 2018, the Committee voted to finalize the City Hall West floor plan that was
presented and included as Attachment 2. Ms. St. Angelo developed a business plan,
included as Attachment 3, based on the approved floor plan, including information
gathered from a survey that was conducted, and input from the CHW Steering
Committee. The Committee gave direction to generalize the possible uses included in the
business plan and change the nomenclature used in the plan for the building to be a
multipurpose community cultural center since potential uses included more than only arts
uses.
A public meeting was held on Monday, September 10 to provide a presentation to the
public on the conceptual design and conceptual business plan approved by the CHW
Steering Committee. Comment cards were made available to allow citizens to provide
their feedback on the proposal including a level of support and open-ended questions for
additional comments. A webpage was created on the City’s website to include
information on the project and provide the link for online submittal of comment cards. At
the request of multiple individuals, the online comment card was available Tuesday,
September 11 through midnight on Sunday, September 16. A total of 73 responses were
received with 88-percent of respondents very or extremely supportive of the proposal.
Included as Attachment 4 is a summary of the public feedback including the actual
responses both online and physical cards.
The final City Hall West Steering Committee Meeting was held on October 15, 2018.
The purpose was to vote on a final recommendation regarding CHW. Staff compiled and
presented a proposed recommendation based on the prior meetings of the committee and
options to amend as directed. The CHW Steering Committee voted to recommend the
conceptual design and conceptual business plan as presented at the September 10, 2018
public meeting with 17 votes in favor, none against, and one abstention.
Date: November 2, 2018 Report No. 2018-159
COMMITTEE RECOMMENDATION:
The final recommendation from the Committee is for an adaptive restoration of the building as a
multipurpose community cultural center with space available for rentals to provide partial cost
recovery. The construction would include restoration of significant character defining spaces
including the original truck room, the auditorium originally used as the Council Chambers, and
the east entryway and staircase. The Committee direction was not to define specific uses for the
building at this point, but generally the auditorium could be used for performing arts, weddings,
City and community meetings, and corporate rentals. The original truck room could be used for
receptions, events, gallery space, museum displays, and meeting space. The upper floors could
include rentable office or artist studio space, or used for other City departments. The Committee
is recommending non-profit management of the facility which allows for decreased personnel
expenses and increased revenue opportunities from private contributions and grant opportunities
over the public management model. The business plan assumes ongoing City contributions to the
facility of approximately $260,000 annually to subsidize building activities.
The estimated renovation cost based on the Committee’s recommendation is $6.63 million, and
design and construction would take approximately two years. Major components of the
renovation would include replacement of all windows, restoration of the interior based on the
floor plan, upgrades to the building’s mechanical systems, and improving ADA compliance.
Currently, funding for the design and construction has not been identified.
CONCLUSION:
Staff recommends replacement of the CHW windows at an estimated cost of $320,000 to prevent
the further degradation of the interior until the facility is renovated. This includes $290,000 for
window replacement and $30,000 for demolition and removal of the existing windows. The
replacements would be modern versions of the original design with insulated glazing and a wood
interior for lower maintenance and better efficiency. Since the building is a Registered Texas
Historic Landmark and Local Historic Landmark, the replacement would be reviewed by the
Historic Landmark Commission. If directed by City Council, this cost could be included in the
FY 2019-2020 budget.
ATTACHMENT(S):
1. The Old Denton City Hall (City Hall West) Preliminary Rehabilitation Assessment Report
2. Conceptual Design as approved by the CHW Steering Committee
3. Conceptual Business Plan as approved by the CHW Steering Committee
4. CHW Public Feedback Summary
STAFF CONTACT:
Charlie Rosendahl
Business Services Manager
(940)349-8452
Charles.Rosendahl@cityofdenton.com
2
Dallas
1907 Marilla St.
Second Floor
Dallas, Texas 75201
p 214.748.4561
Austin
2900 S. Congress Ave.
Suite 200
Austin, Texas 78704
p 512.444.4220
I. Historical Overview and Project Purpose ................................... 3
II. Building Conditions .................................................................................................................5
Architectural
Mechanical, Electrical and Plumbing
Life Safety/Building Code
Accessibility
III. Building Rehabilitation Options ................................................................15
IV. Historic Preservation Incentives .............................................................. 19
V. Appendix ............................................................................................................................................ 20
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Historical Overview and Project Purpose
The City of Denton experienced rapid growth in the fi rst two decades of the 20th-century. In 1927, the
city accepted plans for a new city hall to replace the previous building, constructed in 1894. Designed
by the Fort Worth fi rm of Van Slyke and Woodruff, the building is in the Spanish Renaissance style and is
two stories with a basement. The building faces east and is in a “T”-plan. Historically the east block of the
building housed the administrative offi ces of the city while the rear el contained the municipal auditorium
on the upper fl oors with the fi rehouse below. The east section is arranged as a piano nobile, with the fi rst
fl oor raised slightly above a half basement. The rear el is more-conventionally arranged, with the fi rst fl oor
at grade and lacking a basement. The auditorium is 1 ½ stories in volume. This arrangement creates a
variety of disparate fl oor levels inside.
The primary exterior materials are scratch-faced buff brick with limestone trim and embellishments.
Hipped roofs are the primary form, but the building features two east-facing gables adding weight and in-
terest to the primary façade. Roofs are of red clay tile with accent colors. At the center of the east façade,
the entry bay is topped by a belfry which historically housed the fi re-bell. Fenestration on the building is
regular and was originally 9/9, wood double-hung sash in the east section, with larger 15/15 windows in
the rear el. Large, multi-light bay doors once served the fi re department at the rear el.
Historic postcard image of
the Old Denton City Hall.
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4
Inside, the building has concrete fl oors of reddish-brown with black perimeter bands and base. Walls and
ceilings are sand-fi nished hard cement plaster. The formal entry retains two original decorative pendant
lights with stenciled globes providing insight as to the original lighting scheme. The main staircase that
once led from this entry to the auditorium has been removed, but the dramatic arched rotunda ceiling
above remains intact, though concealed. The once-spacious auditorium has an arched, beamed-ceiling
with scrolled brackets at the terminal ends of the beams. The balcony and stage areas are partially intact
but obscured by original materials.
The old Denton City Hall has undergone several major renovations in an effort to keep it in a state of utility
for the city. The most extensive of these and the most destructive to the original design was that conduct-
ed in the 1980s to provide space for the Denton Police Department. The project resulted in the removal of
most of the balcony and stage areas of the auditorium, the subdivision of the original fi re department, the
removal of the primary grand stair, the general reorganization of spaces, and the construction of additions
on both the north and south elevations. The additions house elevators to serve the various fl oors of the
building, with the south addition also housing additional offi ce space. Additional but less destructive mod-
ifi cations were made in 1995 and 2001.
Currently vacant, the old Denton City Hall remains in good condition overall, although most of the original
fi nishes are hidden behind modern construction. The building is a Recorded Texas Historic Landmark
(RTHL, 2015). As such, any work performed on the exterior is subject to review and permitting through
the Texas Historical Commission (THC). The purpose of this report is to provide general information re-
garding the condition of the building and its suitability for rehabilitation.
Its status as an RTHL makes the building eligible for the State Historic Preservation Tax Credit Program.
This program provides assistance to building owners in the rehabilitation of historic structures in the form
of franchise tax or insurance tax credits. Non-profi ts and other owners not subject to these taxes may sell
the credits to those who do. The credits can be applied to most hard and soft costs with the exception of
site work and FF&E. These credits can be used to recapture up to 25% of qualifi ed expenditures.
A view inside the balcony
area of the auditorium prior
to major renovations.
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5
Building Conditions
Southeast oblique
(Architexas, 2017)
Architectural
Exterior
Brick- The primary exterior material is scratch-faced buff brick.
The brick was found to be in good condition with some general biological staining. Brick used at the north
and south additions and as infi ll where doors and windows have been infi lled is a close match, but slightly
lighter than the original.
It is recommended that the brick be cleaned with a restoration cleaner designed for that purpose. The use
of abrasive or high-pressure water blasting should be avoided.
Limestone – Cream-colored limestone is used for trim and decorative elements.
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6
Typical masonry conditions
at north elevation. Masonry
needs cleaning. Brick infi ll at
bay door location is evident.
(Architexas 2017)
The limestone was found to be in good condition with minor biological staining. Limestone installed as
part of past modifi cations closely matches the original.
It is recommended that the stone be carefully cleaned with a limestone restoration cleaner designed for
that purpose. The use of abrasive or high-pressure water blasting should be avoided.
Mortar – The building has light-colored mortar. The mortar was not tested as part of this evaluation.
Mortar on the building was found to be in good condition.
Upon cleaning, the mortar should be spot checked for areas of loss or erosion. In these areas, repoint
mortar joints as necessary with a mortar matching the original in composition, color, tooling and texture.
Roof – The building has a blended red clay, barrel-tile roof with blue accents.
The roof was found to be in good condition. According to city staff, the roof was repaired relatively recently
with new underlayment and the original roof tiles reinstalled. Tile used at additions in a good match and
largely indistinguishable from the original.
The roof should be thoroughly inspected as part of any rehabilitation project and on a semi-annual basis.
Doors – Historically the building featured a variety of door types of wood or steel with multi-light glazing.
Only the ¾ single-light glazed doors at the primary entry remain. The remainder of the doors is contempo-
rary aluminum storefront.
Doors are in good condition.
It is recommended that the original doors at the east entry and the associated frame and transom be
restored. At all other entries, new doors that are compatible with the historic design are recommended.
Bay-doors – The fi re-truck bays were originally wood paneled, articulated overhead doors. The upper
three rows of panels were glazed with six lights per row. The doors featured a limestone header detail.
The bay doors have been removed and the opening infi lled with brick.
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7
Left: Typical exterior door
at the northwest facade.
Right: Typical replacement
windows at the auditorium
level.
(Architexas 2017)
The preferred approach would be the re-opening of the bay-door locations and the installation of com-
patible infi ll resembling the original door units. The openings may also be used for compatibly-designed
entry/storefront locations.
Windows – The windows were originally wood-double-hung windows with multi-light sashes. The win-
dows on the east block of the building were originally 9/9, while at the rear el they were typically 15/15.
Arched windows at the auditorium also included multi-light transoms. All of the windows have been
replaced with 1/1 wood units with insulated glass or infi lled entirely.
The windows are of inferior quality and are in fair to poor condition. Most of the windows on the rear el
have been removed and the openings infi lled.
It is recommended that the windows be replaced with new units that match the original in profi le, sight
lines, and number of lights. Metal-clad windows may be appropriate if the appearance can be made to
closely-match the original. Where additions are retained, their windows should be of compatible design
but vary slightly from the original building.
Additions – The building has additions on the north and south. The smaller north addition houses an
elevator. The larger south addition also houses offi ces. The entrances to the additions feature enframed
decorative plaster accents with arched tops, mimicking the original architecture. Wall brick, limestone
and clay-tile roofi ng closely matches the original construction.
The additions are in fair condition but the plaster ornamentation is failing. These plaster elements are also
not architecturally-compatible. Inside, the walls of the additions are generally CMU block.
Further study of the additions is recommended to determine if their retention is necessary to accom-
modate elevators and other upgrades. If retained, they should be improved to be more compatible with
the original building. If removed, windows and other openings that were infi lled in the 1980s should be
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8
reopened and new doors and windows installed that match the original design.
Site and Landscaping – The paving and landscaping around the building appear to be contemporary
overall but are of a compatible design and well maintained.
Site conditions were found to be good overall. The north side of the building lacks a sidewalk.
Site upgrades will be necessary when rehabilitation occurs to ensure the design is cohesive and proper-
ly serves the building and meets accessibility codes. However, these modifi cations should be relatively
limited.
View of the south facade
showing the original building
at right and the addition
at left. If the addition is
retained, the architectural
details should be improved.
(Architexas 2017)
View of typical site
conditions on the east
side of the building. Site
conditions are generally
good.
(Architexas 2017)
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9
Interior
Walls – Original walls are 2 to 2.5-inches thick and are of hard plaster, presumably over metal studs and
lath. In almost all cases, original walls have been furred out with conventional framing and drywall to allow
for the integration of infrastructure. New partition walls are of conventional framing with drywall.
Original walls could not be fully assessed due to overlying materials. It appears that the majority of original
walls remain in place, though covered. Some damage to the walls can be expected
It is recommended that all existing contemporary walls be removed for examination of the underlying
original walls for restoration. Where walls must be furred for the integration of infrastructure, it should
occur on the offi ce side of the wall, leaving the original corridor side of the wall exposed. In subdivided
areas such as the fi re station, removal of the existing non-historic walls will allow for reprogramming and
compatible fi nish-out of these spaces. Rehabilitated walls should have the original sand fi nish and paint
color restored. New walls should have a compatible new fi nish to differentiate them from original walls.
Floors – Floors in the main building were of tinted concrete with a main body color of reddish-brown and
border and base of black. The original fl ooring material of the auditorium is not known but may have been
of wood or concrete. Flooring in the fi re station is presumed to have been concrete. All fl oors are covered
with contemporary materials of VCT or carpet.
Floors appear to be in fair condition though a full assessment was diffi cult.
Future rehabilitation work should include the removal of contemporary fl oor coverings and the restoration
of the original fl oor materials. In secondary spaces, the use of carpet or other fl ooring materials is appro-
priate. The use of area rugs in offi ces is encouraged.
Ceilings – Original ceilings are of hard, sand-fi nished plaster on lath but offi ce ceilings at the second fl oor
have been removed entirely. The arched auditorium ceiling remains intact. Most of the building now has
suspended acoustical tile ceilings obscuring the conditions above. In the fi re station section of the build-
Left: Typical original
interior wall with steel
studs, plaster and lath.
Right: The original concrete
fl oor colors are visible
under a layer of mastic:
black at the center of the
photo and reddish-brown
at the bottom.
(Architexas 2017)
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10
ing the concrete painted concrete structure that was the original ceiling is now covered with suspended
acoustical ceilings.
Ceilings that remain are in fair to poor condition with damage from the installation of utilities and sus-
pended ceilings. Offi ce ceilings on the second fl oor have been removed entirely.
Remove all contemporary ceilings to expose underlying conditions. Restore historic ceilings to original
fi nish and color. Install new ceilings at the second fl oor to match the original ceilings. In corridors and
the auditorium, investigate to determine if special fi nishes are present. Where it is necessary to provide
chases and fur-downs for infrastructure, this should be done on the offi ce side of walls and in secondary
spaces with the original ceilings in corridors and other primary spaces preserved wherever possible. In
the fi re station area, the most appropriate ceiling fi nish will depend on the chosen program. However, the
exposed structure of the original station is preferred.
Main stair – The building originally featured a wide main stair leading from the primary entry lobby to the
auditorium. The stair passes under the building’s double height arched rotunda, now concealed behind
suspended ceilings.
The concrete stair was removed in the 1980s renovations.
The original stair should be reconstructed as part of rehabilitation work and the lobby/rotunda restored.
Auditorium – The original auditorium was a double-height space with an arched, beamed ceiling, a large
balcony, and a theatrical stage.
Modifi cations to the building in the 1980s included the removal of much of the balcony and the stage
area. A fl oor was added within the space to create additional offi ces for the police department. The walls,
ceiling and beams of the auditorium remain largely intact. It is presumed that the fl oor of the auditori-
um was fully or partially raked but this could not be confi rmed. The fl oor is covered with contemporary
materials and could not be evaluated. An important consideration in this area is that the fl oor levels in the
auditorium wing of the building do not align with the offi ce wing. This creates accessibility issues that are
challenging , particularly in the area of the auditorium where the second fl oor was added. This fl oor is not
accessible, rendering it unusable for most functions.
View of the primary lobby at
the main entrance.
(Architexas 2017)
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11
It is recommended that the modifi cations to the auditorium be reversed and the space restored to its orig-
inal confi guration and fi nish. Accessibility can be achieved to the main fl oor of the auditorium with a new
elevator connecting the primary entry lobby to the auditorium.
Paint and ornamentation – While the original paint and other fi nishes could not be observed, it is likely
the building had a decorative paint scheme, particularly in the auditorium and primary corridors. It is rec-
ommended that a fi nish analysis be conducted by a qualifi ed conservator to establish the characteristics
of the building’s ornamentation. These fi nishes should
be restored wherever possible, with special emphasis on
public spaces.
Vaults – The building originally had several concrete
vaults with heavy steel doors.
All but one of the vaults has been removed. Where vaults
were removed, sections of the upper walls remain and
are now hidden behind suspended ceilings. The single
remaining vault is in good condition, but the vault door
has been over-painted, obscuring the original decorative
fi nish.
The single remaining vault should be retained and the
original vault door restored by a qualifi ed conservator.
Where vaults have been removed, it is recommended that
the original fl oor-plan be restored. This can be accom-
plished with contemporary framing and drywall and will
be more cost effective that attempting to remove the
fragments of heavy concrete walls that remains.
Partial view of the beamed
ceiling at the auditorium.
The fl oor in this image
was added in the 1980s.
(Architexas 2017)
There is one original
vault door in the building.
(Architexas 2017)
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12
Mechanical, Electrical and Plumbing Systems
The Mechanical, Electrical and Plumbing systems at the Old Denton City Hall include some modern
infrastructure that may be reused in a future building rehabilitation. The systems were inspected with
this in mind. It should be assumed that all of these systems will require considerable reconfi guration and
modifi cation to conform with the requirements of a building rehabilitation, but that many primary compo-
nents may be retained and reused. These systems were inspected by ARJO Engineers, Inc. of Dallas and
their comments adapted for this section. The offi cial engineering report is contained in the appendix of
this document.
Mechanical Systems - The HVAC hydronic system is for VAV cooling only with electrical perimeter
heating zones. A 60 ton, R-22, air cooled chiller supplies chilled water to air handler on the top fl oor. The
chiller was salvaged from another building several years ago. It appears to be operating acceptably but
is approximately 15 years old and, in our opinion, is not of adequate capacity to service a fully occupied
building. Any renovation should plan on replacing the machine with a new 90 ton machine.
The air handler on the top fl oor was installed in approximately 1980 and is beyond its normally expected
life. It is currently leaking and, with any renovation, should be replaced with a new 36,000 CFM air handler.
The return air system is somewhat suspect. There is no obvious return air chase and it was reported that
some of the walls were used for return air. A renovation would require the system be addressed. The VAV
terminal boxes on the exterior were reported and appeared to be in good condition.
Two chilled water pumps circulate HVAC cooling water between the air handler and the chiller. The pumps
appear to be in good condition.
There is an energy management system to turn equipment on/off. Controls are pneumatic and electric.
Existing mechanical unit
at the southwest corner
of the building. If feasible,
the mechanical equipment
should be placed remotely
or screened.
(Architexas 2017)
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13
Recommendations for the mechanical systems include:
1. Replace the 60 Ton Chiller with a 90 Ton Chiller.
2. Replace the Air Handler on the top fl oor.
3. Develop the Return Air System for the building.
Electrical Systems - The building is fed by one 300 KVA pad mounted electric utility company transform-
er. There is an 18 KW back-up generator that supplies required emergency power. The electrical feed
from the utility company transformer serves a distribution panel in the basement. The distribution panel
feeds panels in the basement and two levels above.
The distribution panel is labeled ‘MAINS’. It is 277/480 volt, 600 amps. This panel has six fused switch-
es, each is a service disconnect. ‘MAINS’ service panels ‘HEB’, ‘HCD’ and ‘HCF’. The distribution panel
also serves two elevators and a chiller.
Panel ‘HAB’ located adjacent the distribution panel is 277/480 volts, 100 amps, main lugs only with 42
total spaces. This panel feeds a 30 KVA transformer with serves panel ‘LAB’. Panel ‘LAB’ is 120/208
volts with a 100 amp main breaker and 24 spaces. Panel ‘LAB’ sub-feeds adjacent panel. Label was not
legible. This panel was 120/208 volts with a 100 amp main breaker and has 20 spaces.
Panel ‘EH’ located in the basement and is 277/480 volts, 225 amp main lugs only with 20 space and
feeds transformer ‘EL’. The transformer is 15 KVA and serves panel ‘EL’. Panel ‘EL’ is 120/208 volts with
a 60 amp main circuit breaker and has 27 spaces. Panel ‘EH’ is fed from normal power and emergency
power via an 18 KW generator located in the basement and an automatic transfer switch.
Panel ‘HCD’ is located on the fi rst level and is 277/480 volts, 225 amps main lugs only. This panel has
38 spaces and feeds transformer ‘LCD’. The transformer is 15 KVA and serves panel ‘LCD’. Panel ‘LCD’ is
120/208 volts with a 60 amp main circuit breaker.
Panel ‘HEF’ is located on the second level and is 277/480 volts, 225 amps main lugs only. This panel has
42 spaces and feeds transformer ‘LEF’. The transformer is 15 KVA and serves panel ‘LEF’. Panel ‘LEF’ is
120/208 volts with a 60 amp main circuit breaker.
Lighting throughout the building is mostly fl uorescent with some incandescent mixed in. The incandes-
cent lights selected to remain could be retrofi tted with LED replacement lamps. The fl uorescent lights
will need to be replaced with LED fi xtures.
The fi re alarm system is an addressable Silent Knight system that will be adequate to serve the new de-
sign.
Recommendations for the electrical system include:
1. The electric service and distribution may be adequate. However, if the heating is converted to
gas the electric service would be adequate. There is currently gas service to the building
2. The building is using fl uorescent and incandescent lighting fi xtures. The fl uorescent fi xtures
should be replaced with LED and the incandescent fi xtures should be reused. Retrofi t the incan-
descent fi xtures with LED replacement lamps.
Plumbing - The domestic water piping appears to be copper. Sewer piping appears to be cast iron. Storm
piping is accomplished by exterior downspouts that are discharged at grade. Natural gas is supplied in
steel piping to the emergency generator.
Water closets are tank type Lavatories are both countertop and wall mounted. A renovation would require
restrooms to be modifi ed for handicap accessibility a 50 gallon9KW electric water heater is located in the
2nd fl oor.
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14
There appears to be some ground water under the building as water was seen going into a sump in the
basement.
Life Safety and Code Compliance
The building’s inherent historic design will not allow full compliance with current contemporary life safety/
building codes. The renovations that have taken place over time have improved the life safety but the
current design does not meet life safety/building codes. Local building code offi cials and the fi re marshal
will need to be involved in any planned rehabilitation to signifi cantly improve the life safety condition of the
building. There are means to improve the life safety of the building while preserving the historical integrity
of the building through clarity in the egress paths, installation of an upgraded early detection and alarm
system and maintaining the fi re suppression (sprinkler) system. The buildings status as a RTHL allows
some fl exibility in the interpretation of the building codes to meet life safety and accessibility compliance.
The building is currently-equipped with a fi re sprinkler system and fi re alarm. The fi re water riser enters
the building in the basement where the fi re water riser is located.
The system had an inspection tag dated December, 2016.
Recommendations for the life safety systems include:
1. The emergency generator appears to be adequate to serve the buildings’ egress and exiting
lights.
2. The fi re alarm control panel appears to be adequate to serve the re-design for this building.
Accessibility
The original multi-level arrangement of the building creates a challenge for full accessibility to each
space. Currently this is partially achieved with the addition of two elevators in the 1980’s renovation. Even
with these additions, total accessibility was not achieved to each fl oor. The elevators do not meet the
current size requirements as well.
A complete rehabilitation project should improve the compliance to meet the accessibility requirements
and upgrade the men and women’s toilets to provide compliance. New elevators should be installed to
meet the space requirements and in locations that maximize the accessibility to the primary spaces in the
building.
Hazardous Materials
A full hazardous materials survey was not available at the time of the building inspection. Prior to any
workbeing performed on the building, The City of Denton should commission a full environmental assess-
ment to identify the presence of hazardous materials.
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15
Building Rehabilitation Options
Three options have been initially-identi-
fi ed for rehabilitation of the Old Denton
City Hall. All three options would include
restoration of the building exterior, up-
grades to building systems, and improve-
ments to meet safety and accessibility
codes.
Option 1 would include an exterior
restoration and reversal of most past
changes to the building. Primary inte-
rior spaces would be restored with the
exception of the fi re station area on the
fi rst fl oor which would be converted to
offi ce space.
Option 2 is similar to Option 1, but would
further enhance the auditorium and
adjoining spaces for multi-purpose and
event use. This would include adapting
the fi re station area to prefunction or
banquet facilities.
Option 3 would retain and improve
modifi cations made to the building in the
1980s while improving the function of
the building for city use.
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16
Option #1
Complete restoration of the exterior and interior to the original design as close as possible that will
meet all local building codes and accessibility requirements.
This option removes the renovation work of the 1980 conversion to a Police Station reversing the use to
city hall or related city offi ces. The original area for the fi re department will be available for additional city
offi ces. To meet accessibility standards and building codes, a complete and accurate restoration is not
possible.
The scope includes:
1. Demolish north elevator addition
2. Restore exterior masonry, new windows and bell in the tower
3. Restore the original ground level truck room -provide ramped connection to the south elevator/
bathroom addition. New exterior doors and windows to match original design. Optional recon-
struction of the original Dormitory wall.
4. Rehabilitate the south elevator addition. Add new elevator (multiple stops to provide accessibility
standards)
5. Add new multiple stop elevator to allow accessibility to the auditorium and old fi re truck area and
basement level
6. Modify the existing egress stair in the southwest corner of the Auditorium to the exterior for added
emergency
7. Rehabilitate offi ces on each fl oor
8. Restore the original Auditorium
Demolish added fl oors/infi ll
Reconstruct missing balcony extension to match original design
Reconstruct stage area to match original design
Reconstruct the grand stairs from the entry with arched ceiling above
New windows on the north to match original design
Concrete fl oor with pattern to match original design
New auditorium seating
Install replicated historic pendant lights
New supplemental lighting/sound system
Restore original fi nishes
9. New HVAC system (per narrative)
10. New lighting throughout
11. New exterior lighting for building and site
12. Rework the fi re suppression system with new alarm system
Option #1
Estimated Project Budget $5,352,430.00
Construction Cost Estimate $4,622,430.00
Site work
Exterior Restoration
Interior Adaptive Construction
FF& E $ 250,000.00
Soft Costs
A/E Fees and Expenses $ 480,000.00
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UPNEW SIDEWALKEXISTING FIRE HYDRANTEXISTING LIGHT POLEEXISTING SIGNEXISTING SIDEWALKRESTORED FLAGPOLEEXIST'G CONC. MECH YARDEXIST. STOP SIGNCONC. SIDEWALK OVERLAIDEXIST. CONCRETE APRONEXISTING P.PN CEDAR STREETN ELM STREETOLD DENTON CITY HALL7505 SFNTRUE NORTHN PECAN STREETFENCE FOR THE MECH. PADProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #18/8/2017 1/16" = 1'-0"Site Plan1
DNUPDNDNUPUPUPUPUPDNProposed Level A/B - Total Floor Area 8426 SFCORRIDORS - 1210 SFRESTROOMS - 695 SFTotal Useable Area - 6000 SFSTORAGE - 570 SFELEC/DATA - 395 SFOFFICE - 3320 SFWORK/BREAK ROOM- 775 SFELEV. 1 58 SFELEV. 2 36 SF527 SFOFFICEA108395 SFELEC/DATAA111397 SFMECHANICALA103127 SFOFFICEA105172 SFMEN'SA106211 SFWOMEN'SA109374 SFSTORAGEA112342 SFMECHANICALA102142 SFCORR.A104483 SFCORR.A10798 SFCORR.A110154 SFWOMEN'SB116158 SFMEN'SB115264 SFCORR.B11442 SFSTORAGEB113775 SFWORK ROOM/BREAKROOMB118OVERHEAD DOOR2646 SFSHARED OFFICEB101NTRUE NORTHN ELM STREETN PECAN STREETProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #18/8/2017 1/8" = 1'-0"Level A/B1
UPUPDNUPDNUP UPDNDNDN219 SFOFFICEC201212 SFCONFERENCEC216240 SFOFFICEC215138 SFMEN'SC206210 SFWOMEN'SC21991 SFOFFICEC202369 SFOFFICEC208369 SFOFFICEC213276 SFLOBBYC211213 SFCORR.C207316 SFCORR.C212129 SFSTAIR 3C204185 SFSTAIR 2C210144 SFSTAIR 1C218NTRUE NORTH248 SFOFFICEC203ELEV. 2 C209 36 SF2377 SFAUDITORIUMD22441 SFCORR.D221459 SFCORR.D222ELEV. 1C21750 SF545 SFSTAGED2233' - 0"6' - 0"3' - 0"Proposed Level C - Total Floor Area 3922 SFCORRIDORS - 1073 SFOFFICES - 1525 SFRESTROOMS - 335 SFTotal Useable Area - 3440 SFProposed Level D - Total Floor Area 3584 SFCORRIDORS - 595 SFAUDITORIUM - 2377 SFSTAGE - 545 SFTotal Useable Area - 3405 SFCONFERENCE - 212 SFProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #18/8/2017 1/8" = 1'-0"Floor Levels C/D1
UPDNUPDNUP241 SFMEN'SE314255 SFWOMEN'SE317225 SFOFFICEE301173 SFOFFICEE303214 SFOFFICEE304265 SFOFFICEE307225 SFOFFICEE30887 SFOFFICEE30993 SFOFFICEE31068 SFCORR.E313???77 SFSTAIR 1E31260 SFSTAIR 3E319ELEV. 1 50 SFNTRUE NORTH581 SFCORR.E316UPPER PART OF STAGE207 SFOFFICEE302186 SFOFFICEE305167 SFOFFICEE306AUDITORIUM BELOW144 SFCONFERENCEE315BALCONY ABOVEMEN'SE320WOMEN'SE321Proposed Level E - Total Floor Area 3922 SFCORRIDORS - 670 SFOFFICES - 2222 SFRESTROOMS - 500 SFTotal Useable Area - 3536 SFCONFERENCE - 145 SFProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #1 1/8" = 1'-0"Floor Level E1
UPUPProposed Level F - 1680 SFBALCONY - 1395 SFTotal Useable Area - 1590 SFPROJECTOR ROOM - 196 SFNTRUE NORTHUPPER PART OF STAGEAUDITORIUM BELOWPROJECTOR ROOM 196 SFBALCONY 1395 SFProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #18/8/2017 1/8" = 1'-0"Level F1
17
Option #2
Rehabilitation of the building with the restoration of the exterior and an adaptive use strategy for the
interior to accommodate complimentary new use.
The potential use can be an adaption to a multi-purpose use that can be for a community meeting facility,
event space and small theater uses. The scope of work is similar to Option #1. The offi ces can be for city
and/ or nonprofi t users. The auditorium can be a small performance hall and the original fi re station area
can be an event /reception space seating approximately 150 for banquets or a small theater. The event
space can open to a garden area on the north side.
Option #2
Estimated Project Budget $5,698,956.00
Construction Cost Estimate $ 4,868,956.00
Site work
Exterior Restoration
Interior Adaptive Construction
FF&E $ 350,000.00
Soft Costs
A/E Fees and Expenses $ 480,000.00
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UPNEW SIDEWALKEXISTING FIRE HYDRANTEXISTING LIGHT POLEEXISTING SIGNEXISTING SIDEWALKRESTORED FLAGPOLEEXIST'G CONC. MECH YARDEXIST. STOP SIGNCONC. SIDEWALK OVERLAIDEXIST. CONCRETE APRONEXISTING P.PN CEDAR STREETN ELM STREETOLD DENTON CITY HALL7505 SFNTRUE NORTHN PECAN STREET10' - 0"8' - 0"COURTYARDFENCE FOR THE MECH. PADProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #28/8/2017 1/16" = 1'-0"Site Plan1
DNUPDNDNUPUPUPUPDNProposed Level A/B - Total Floor Area 8426 SFCORRIDORS - 1035 SFRESTROOMS - 695 SFTotal Useable Area - 6600 SFSTORAGE - 570 SFELEC/DATA - 395 SFOFFICE - 655 SFEVENT SPACE - 2646 SFCOURTYARD- 1676 SFCATERING KITCHEN- 775 SFELEV. 1 58 SFELEV. 2 36 SF527 SFOFFICEA108395 SFELEC/DATAA111397 SFMECHANICALA103127 SFOFFICEA105172 SFMEN'SA106211 SFWOMEN'SA109374 SFSTORAGEA112342 SFMECHANICALA102142 SFCORR.A104483 SFCORR.A10798 SFCORR.A110154 SFWOMEN'SB116158 SFMEN'SB115264 SFCORR.B11442 SFSTORAGEB113775 SFCATERING KITCHENB118COURTYARD 1676 SFNTRUE NORTHOVERHEAD DOOR2646 SFEVENT SPACEB101N ELM STREETN PECAN STREETProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #28/8/2017 1/8" = 1'-0"Level A/B1
UPUPDNUPDNUP UPDNDNDN219 SFOFFICEC201212 SFCONFERENCEC216240 SFOFFICEC215138 SFMEN'SC206210 SFWOMEN'SC21991 SFOFFICEC202369 SFOFFICEC208369 SFOFFICEC213276 SFLOBBYC211213 SFCORR.C207316 SFCORR.C212129 SFSTAIR 3C204184 SFSTAIR 2C210144 SFSTAIR 1C218NTRUE NORTH248 SFOFFICEC203ELEV. 2 C209 36 SF2377 SFAUDITORIUMD22441 SFCORR.D221459 SFCORR.D222ELEV. 1C21750 SF545 SFSTAGED2236' - 0"3' - 0"3' - 0"Proposed Level C - Total Floor Area 3922 SFCORRIDORS - 1073 SFOFFICES - 1425 SFRESTROOMS - 340 SFTotal Useable Area - 3440 SFProposed Level D - Total Floor Area 3584 SFCORRIDORS - 595 SFAUDITORIUM - 2377 SFSTAGE - 545 SFTotal Useable Area - 3405 SFCONFERENCE - 212 SFProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #28/8/2017 1/8" = 1'-0"Floor Levels C/D1
UPDNUPDNUP241 SFMEN'SE314246 SFWOMEN'SE317225 SFOFFICEE301173 SFOFFICEE303214 SFOFFICEE304265 SFOFFICEE307225 SFOFFICEE30887 SFOFFICEE30993 SFOFFICEE31068 SFCORR.E313???77 SFSTAIR 1E31260 SFSTAIR 3E319ELEV. 1 50 SFNTRUE NORTH581 SFCORR.E316UPPER PART OF STAGE207 SFOFFICEE302186 SFOFFICEE305167 SFOFFICEE306AUDITORIUM BELOW144 SFCONFERENCEE315WOMEN'SE321MEN'SE320BALCONY ABOVEProposed Level E - Total Floor Area 3922 SFCORRIDORS - 670 SFOFFICES - 2222 SFRESTROOMS - 500 SFTotal Useable Area - 3536 SFCONFERENCE - 145 SFProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #2 1/8" = 1'-0"Floor Level E1
UPUPProposed Level F - 1680 SFBALCONY - 1395 SFTotal Useable Area - 1590 SFPROJECTOR ROOM - 196 SFNTRUE NORTHUPPER PART OF STAGEAUDITORIUM BELOWPROJECTOR ROOM 196 SFBALCONY 1395 SFProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #28/8/2017 1/8" = 1'-0"Level F1
18
Option#3
Restoration of the exterior and renovation of the interior to meet the minimum requirements of life
safety and accessibility.
This option is a minimal approach to restore the exterior to the greatest extent possible while leaving the
1980’s interior and exterior renovations.
This scope of work includes:
1. Restore exterior masonry and new windows
2. Rehabilitate the south and north elevator additions. Add new elevators(multiple stops to provide
accessibility standards)
3. Modify the existing egress stair in the southwest corner of the Auditorium to the exterior for add-
ed emergency
4. Rehabilitate construct offi ces on each fl oor for new programed use
5. New HVAC system (per narrative)
6. New lighting (LED) throughout
7. Rework the fi re suppression system and add emergency egress (exit) lights
8. Rehabilitate interior fi nishes
9. Upgrade all bathrooms and other plumbing systems to meet local codes
Option #3
Estimated Project Budget
Construction Cost Estimate
Site work
Exterior Restoration
Interior Renovation Construction
FF& E
Soft Costs
A/E Fees and Expenses
$ 3,775,176.00
$ 3,315,176.00
$ 120,000.00
$ 340,000.00
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EXISTING SIDEWALKEXISTING FIRE HYDRANTEXISTING LIGHT POLEEXISTING SIGNEXISTING SIDEWALKRESTORED FLAGPOLEEXIST'G CONC. MECH YARDEXIST. STOP SIGNEXIST. CONC. APRON PATCHEDCONC. SIDEWALK OVERLAIDEXIST. CONCRETE APRONEXISTING P.PN CEDAR STREETN ELM STREETOLD DENTON CITY HALL7505 SFNTRUE NORTHN PECAN STREETProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #38/8/2017 1/16" = 1'-0"Site Plan1
UPUPUPUPUPUPUPUPUPTELEPHONE/COMPUTERELEV. 1 50 SFELEV. 250 SFNTRUE NORTHSTORAGESTORAGEHVAC/STORAGESTORAGESTORAGETOILETCOMPUTERDIAGNOSTICMECHANICALRESTROOMRESTROOMBUILDINGOFFICIALPLANS EXAMINERDEPUTYBUILDINGOFFICIALADMINASST.STORAGEINSPECTIONSECRETARYSECRETARY/RECEPTIONOFFICEROFFICEROFFICERELEVATOREQUIP. ROOMMECHANICALN ELM STREETN PECAN STREETProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #38/8/2017 1/8" = 1'-0"Level A/B1
UPDNUPDNUP UPUPUPUPNTRUE NORTHSTORAGETOILETELECTRICALPLANNERPLANNERPLANNERPLANNER VIDEOTESTINGLIBRARYPLANNERSECRETARYDIRECTORCORRIDORG.I.SBREAKROOMRECEPTIONPLAN TECH.PLAN TECH.CORRIDORSECRETARYLOBBYCORR.CORR.ELEV. 250 SFELEV. 1 50 SFJAN.MEN'SWOMEN'SBREAK ROOMCOMMUNITYIMPROVEMENTSHAREDCONFERENCEWAR ROOMCORR.COMMUNITYIMPROVEMENTCOMMUNITYIMPROVEMENTCORRIDORCORR.CORRIDORUTILITY OFFICERAISED FLOORTHIS AREACOMMUNITYIMPROVEMENTProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #38/8/2017 1/8" = 1'-0"Level C/D1
UPDNUPDNELEV. 250 SFELEV. 1 50 SFNTRUE NORTHCONFERENCE ROOMOFFICEOFFICEOFFICEPLANNERPLANNERADMINPLANNERPLANNEROFFICESECRETARYWORK ROOMCORRIDORCORRIDORPHONE EQUIP.CONFERENCEROOMProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #38/8/2017 1/8" = 1'-0"Level E1
UPUPUPUPUPCOMMON AREAELEV. 250 SFELEV. 1 50 SFMECH. ROOMPLAN STORAGE/FILESOFFICEOFFICESOFFICESMEN'SWOMEN'SNTRUE NORTHProject:Location:Phase:Date:221 N Elm St, Denton, TXOLD DENTON CITY HALLSchematic Design - Opt #38/8/2017 1/8" = 1'-0"Level F1
19
State Historic Preservation Tax credits
The state tax credit program provides a 25% historic franchise or insurance tax credit based on the qual-
ifi ed rehabilitation expenditures. To qualify for the 25% tax credit for historic buildings, the rehabilitation
must be approved as meeting The Secretary of the Interior’s Standards for Rehabilitation and Guidelines
for Rehabilitating Historic Buildings.
Benefi t and Financial Requirements
The owner is eligible to recapture 25% of the total qualifying rehabilitation costs in the form of franchise
tax credits. There is a fi ve year recapture period and the credits may be sold or transferred.
Qualifying rehabilitation expenditures must exceed $5,000.00. Qualifying expenditures generally include
all hard and soft costs associated with the rehabilitation with the exception of building acquisition, addi-
tions, FF&E and site work.
An owner may receive the state tax credits in successive applications for any fi scal year after 2014 if the
cost threshold and other program requirements are met. As such, a large project may be broken into
phases, effectively extending the recapture period.
Upon completion of a certifi ed rehabilitation under the state program there are no additional regulatory or
review requirements.
Eligibility
For participation in the program, the subject building must be listed as a state landmark or national land-
mark or be determined eligible to be listed.
Process
The state tax credit process is handled in three parts. The Part A: Evaluation of Signifi cance application
establishes whether the building currently is listed on the National Register of Historic Places, is designat-
ed a Recorded Texas Historic Landmark or State Archaeological Landmark, or if it is eligible for listing. If
the building is not yet listed but is found to be eligible, the tax credit project may be undertaken while the
designation process is pursued.
The Part B: Description of Rehabilitation describes the existing conditions of the property and the pro-
posed scope of work. Photographs must be provided, which fully describe the building and clearly show
the condition of all major character-defi ning features of the building prior to the start of work. The pro-
posed work is evaluated by THC staff for its conformance to the Standards.
The Part C: Request for Certifi cation of Completed Work is submitted upon completion of the project and
documents that the work was completed as proposed and in accordance with the Standards. Once the
THC determines that the completed work meets the Standards, a Certifi cate of Eligibility for the state
historic tax credit is provided to the owner. This certifi cate must be presented to the Texas Offi ce of the
Comptroller to receive the state tax credits.
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20
Appendix
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OLD CITY HALL - DENTON
DENTON, TEXAS
MECHANICAL, ELECTRICAL, PLUMBING AND FIRE/LIFE SAFETY
SURVEY REPORT
ARJO PROJECT NO. 5751
AUGUST 2017
THE SEAL APPEARING ON THIS THE SEAL APPEARING ON THIS
DOCUMENT WAS AUTHORIZED DOCUMENT WAS AUTHORIZED
BY BILL HOWSE, P.E. #27230 BY JAMES H. BAILEY, JR., P.E.
AUGUST 3, 2017 #62360 AUGUST 3, 2017
SUBMITTED TO: SUBMITTED BY:
ARCHITEXAS ARJO ENGINEERS, INC.
1907 MARILLA. 5501 LBJ FREEWAY
SECOND FLOOR SUITE 435
HOUSTON, TEXAS 77095 DALLAS, TEXAS 75240
PROPERTY CONDITION ASSESSMENT
OLD CITY HALL - DENTON
DENTON, TEXAS
MECHANICAL, ELECTRICAL, PLUMBING AND FIRE/LIFE SAFETY SYSTEMS
Mechanical Systems
The HVAC hydronic system is for VAV cooling only with
electrical perimeter heating zones. A 60 ton, R-22, air
cooled chiller supplies chilled water to air handler on the top
floor. The chiller was salvaged from another building
several years ago. It appears to be operating acceptably but
is approximately 15 years old and, in our opinion, is not of
adequate capacity to service a fully occupied building. Any
renovation should plan on replacing the machine with a new
90 ton machine.
The air handler on the top floor was installed in approximately
1980 and is beyond its normally expected life. It is currently
leaking and, with any renovation, should be replaced with a
new 36,000 CFM air handler.
The return air system is somewhat suspect. There is no
obvious return air chase and it was reported that some of the
walls were used for return air. A renovation would require the
system be addressed. The VAV terminal boxes on the exterior
were reported and appeared to be in good condition.
Two chilled water pumps circulate HVAC cooling water
between the air handler and the chiller. The pumps appear to
be in good condition.
There is an energy management system to turn equipment
on/off. Controls are pneumatic and electric.
Electrical Systems
The building is fed by one 300 KVA pad mounted electric
utility company transformer. There is an 18 KW back-up
generator that supplies required emergency power. The
electrical feed from the utility company transformer serves a
distribution panel in the basement. The distribution panel
feeds panels in the basement and two levels above.
PROPERTY CONDITION ASSESSMENT
OLD CITY HALL - DENTON
DENTON, TEXAS
The distribution panel is labeled ‘MAINS’. It is 277/480
volt, 600 amps. This panel has six fused switches, each is a
service disconnect. ‘MAINS’ service panels ‘HEB’, ‘HCD’
and ‘HCF’. The distribution panel also serves two elevators
and a chiller.
Panel ‘HAB’ located adjacent the distribution panel is
277/480 volts, 100 amps, main lugs only with 42 total
spaces. This panel feeds a 30 KVA transformer with serves
panel ‘LAB’. Panel ‘LAB’ is 120/208 volts with a 100 amp
main breaker and 24 spaces. Panel ‘LAB’ sub-feeds
adjacent panel. Label was not legible. This panel was
120/208 volts with a 100 amp main breaker and has 20
spaces.
Panel ‘EH’ located in the basement and is 277/480 volts,
225 amp main lugs only with 20 space and feeds
transformer ‘EL’. The transformer is 15 KVA and serves
panel ‘EL’. Panel ‘EL’ is 120/208 volts with a 60 amp main
circuit breaker and has 27 spaces. Panel ‘EH’ is fed from
normal power and emergency power via an 18 KW
generator located in the basement and an automatic transfer
switch.
Panel ‘HCD’ is located on the first level and is 277/480
volts, 225 amps main lugs only. This panel has 38 spaces
and feeds transformer ‘LCD’. The transformer is 15 KVA
and serves panel ‘LCD’. Panel ‘LCD’ is 120/208 volts with
a 60 amp main circuit breaker.
Panel ‘HEF’ is located on the second level and is 277/480
volts, 225 amps main lugs only. This panel has 42 spaces
and feeds transformer ‘LEF’. The transformer is 15 KVA
and serves panel ‘LEF’. Panel ‘LEF’ is 120/208 volts with a
60 amp main circuit breaker.
PROPERTY CONDITION ASSESSMENT
OLD CITY HALL - DENTON
DENTON, TEXAS
Electrical Systems Continued
Lighting throughout the building is mostly fluorescent with
some incandescent mixed in. The incandescent lights
selected to remain could be retrofitted with LED
replacement lamps. The fluorescent lights will need to be
replaced with LED fixtures.
The fire alarm system is an addressable Silent Knight
system that will be adequate to serve the new design.
Plumbing Systems
The domestic water piping appears to be copper. Sewer
piping appears to be cast iron. Storm piping is
accomplished by exterior downspouts that are discharged at
grade. Natural gas is supplied in steel piping to the
emergency generator.
Water closets are tank type Lavatories are both countertop
and wall mounted. A renovation would require restrooms to
be modified for handicap accessibility a 50 gallon9KW
electric water heater is located in the 2nd floor.
There appears to be some ground water under the building
as water was seen going into a sump in the basement
Life Safety
The building is equipped with a fire sprinkler system and
fire alarm. The fire water riser enters the building in the
basement where the fire water riser is located.
The system had an inspection tag dated December, 2016.
PROPERTY CONDITION ASSESSMENT
OLD CITY HALL - DENTON
DENTON, TEXAS
Opinions of Repairs and Recommendations
1. Replace the 60 Ton Chiller with a 90 Ton Chiller.
2. Replace the Air Handler on the top floor.
3. Develop the Return Air System for the building.
4. The electric service and distribution may be adequate. However, if the heating is
converted to gas the electric service would be adequate. There is currently gas service to
the building
5. The building is using fluorescent and incandescent lighting fixtures. The fluorescent
fixtures should be replaced with LED and the incandescent fixtures should be reused.
Retrofit the incandescent fixtures with LED replacement lamps.
6. The emergency generator appears to be adequate to serve the buildings’ egress and
exiting lights.
7. The fire alarm control panel appears to be adequate to serve the re-design for this
building.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
1. 60 Ton Trane Air Cooled Chiller.
2. Chilled Water Piping.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
3. York Air Handling Unit on Top Floor.
4. Return Air Opening in Floor.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
5. Chilled Water Pumps in Mechanical Room.
6. Air Compressor for Pneumatic Controls.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
7. Controls for Air Handler.
8. Typical Ceiling Fixtures.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
9. Utility Company Switch and Transformer for Building.
10. Main Switchgear in Basement.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
11. Typical Electrical Panel in Basement.
12. Telephone Panel in Basement.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
13. Restroom Fixtures on 2nd Floor.
14. Typical Tank Water Closet.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
15. 50 Gallon Electric Water Heater on 1st Floor.
16. Gas Fired Emergency Generator in Basement.
ARCHITEXAS OLD CITY HALL
DENTON, TEXAS
17. Fire Alarm Panel in Basement.
18. Fire Sprinkler Riser in Basement.
Spreadsheet ReportPage 1 Denton City Hall - Option 18/6/2017 12:40 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 01.000GENERAL REQUIREMENTS 01.310PROJECT MANAGEMENT2000Project manager (50%)9.00mo9,500.00/mo85,500------85,5002005Project superintendent18.00mo7,500.00/mo135,000------135,000 01.520CONSTRUCTION FACILITIES1005Project office18.00mo------350.00/mo6,3006,3001050Storage trailers18.00mo------280.00/mo5,0405,0401060Portable toilets18.00mo------240.00/mo4,3204,320 01.540CONSTRUCTION AIDS1017Phone/fax/internet18.00mo------350.00/mo6,3006,3001025Copies/blue prints1.00ls------825.00/ls8258251050Dumpsters12.00ea------500.00/ea6,0006,0009010Equipment rental (lifts/scaffolding)1.00ls----7,200.00/ls7,200--7,200 01.560TEMP BARRIERS & ENCLOSURE9000Construction fencing1.00ls----1,760.00/ls1,760--1,760 01.580PROJECT IDENTIFICATION1000Project sign1.00ea----750.00/ea750--750 01.740CLEANING2010Final cleaning1.00ls4,800.00/ls4,800------4,800 02.000SITE CONSTRUCTION 02.220DEMOLITION9040Demolition1.00ls----215,000.00/ls215,000--215,000 02.930EXTERIOR PLANTS9001Restore landscaping1.00ls----6,500.00/ls6,500--6,500 03.000CONCRETE WORK 03.300CAST-IN-PLACE CONCRETE9000Exterior concrete (ramps/stair repairs)1.00ls----26,200.00/ls26,200--26,2009001Interior concrete stairs/ramps/trenches1.00ls----92,800.00/ls92,800--92,800 04.000MASONRY 04.220CONCRETE MASONRY UNITS9000New elevator shafts1.00ls----75,000.00/ls75,000--75,000 04.900MASONRY RESTORATION9000Exterior masonry cleaning/restoration1.00ls----28,250.00/ls28,250--28,2509005Masonry openings for overhead doors1.00ls----27,500.00/ls27,500--27,500 05.000METALS 05.120STRUCTURAL STEEL9000Structural steel1.00ls----158,000.00/ls158,000--158,000 05.520HANDRAILS & RAILINGS4010Exterior metal railings1.00ls--6,200.00/ls6,200--6,2009000Interior metal railings1.00ls----19,600.00/ls19,600--19,600
Spreadsheet ReportPage 2 Denton City Hall - Option 18/6/2017 12:40 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 05.550STAIR TREADS AND NOSING4000Stair nosings1.00ls--12,700.00/ls12,700--12,700 06.000WOOD AND PLASTICS 06.100ROUGH CARPENTRY9000Rough carpentry (framing at stage/balcony)1.00ls----64,600.00/ls64,600--64,600 06.200FINISH CARPENTRY9000Finish carpentry (trim/millwork/railings/etc.)1.00ls----71,000.00/ls71,000--71,000 06.910WOOD RESTORATION-CLEANING9000Misc. repairs/new bell at Bell Tower1.00ls----13,600.00/ls13,600--13,600 07.000THERMAL/MOISTURE PROTECT 07.490ROOFING9000Roof/gutter/downspout repairs1.00ls----27,500.00/ls27,500--27,500 08.000DOORS & WINDOWS 08.050DOORS9000New doors/hardware1.00ls----112,400.00/ls112,400--112,400 08.190METAL DOOR RESTORATION9000Restoration/repair of existing entry doors1.00ls----8,500.00/ls8,500--8,500 08.360OVERHEAD DOORS9000OH doors1.00ls----23,300.00/ls23,300--23,300 08.500WINDOWS9000New wood windows1.00ls----188,000.00/ls188,000--188,000 09.000FINISHES 09.260GYPSUM BOARD ASSEMBLIES9000Drywall/framing/ceilings1.00ls----187,000.00/ls187,000--187,000 09.280PLASTER RESTORATION9000Plaster restoration1.00ls----32,000.00/ls32,000--32,000 09.300TILE9000Tile (restroom floors/walls and main entry)1.00ls----45,700.00/ls45,700--45,700 09.545SPECIALTY CEILINGS9000Vaulted ceiling1.00ls----17,200.00/ls17,200--17,200 09.620SPECIALTY FLOORING9000Decorative concrete overlay in Auditorium1.00ls----42,300.00/ls42,300--42,300 09.640WOOD FLOORING9005New wood flooring (balcony and stage)1.00ls----33,200.00/ls33,200--33,200 09.680CARPET9010Carpet/VCT (offices/event space/etc.)1.00ls----68,900.00/ls68,900--68,900
Spreadsheet ReportPage 3 Denton City Hall - Option 18/6/2017 12:40 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 09.900PAINTS AND COATINGS9000Paint/finishes1.00ls----148,200.00/ls148,200--148,200 10.000SPECIALTIES 10.050SPECIALTIES9020Acoustical upgrades for Auditorium1.00ls----36,200.00/ls36,200--36,200 10.400INDENTIFICATION DEVICES9001Signage1.00ls----3,600.00/ls3,600--3,600 10.520FIRE PROTECTION9000Fire extinguisher/cabinets1.00ls----2,800.00/ls2,800--2,800 10.810TOILET ACCESSORIES9000Toilet partitions/accessories1.00ls----7,500.00/ls7,500--7,500 11.000EQUIPMENT 11.130AUDIO-VISUAL EQUIPMENT9000Audio-visual system1.00ls----27,700.00/ls27,700--27,700 12.000FURNISHINGS 12.610FIXED AUDIENCE SEATING9005Fixed seating1.00ls----150,000.00/ls150,000--150,000 13.000SPECIAL CONSTRUCTION 13.850DETECTION AND ALARM9000Fire alarm1.00ls----18,500.00/ls18,500--18,500 13.900FIRE SUPPRESSION9000Fire sprinkler1.00ls----31,200.00/ls31,200--31,200 14.000CONVEYING SYSTEMS 14.200ELEVATORS9000Elevators (2 each)1.00ls----193,000.00/ls193,000--193,000 15.000MECHANICAL 15.350PLUMBING 9000Plumbing1.00ls----122,000.00/ls122,000--122,000 15.700HVAC9000HVAC1.00ls----582,000.00/ls582,000--582,000 16.000ELECTRICAL 16.200ELECTRICAL POWER9000Electrical1.00ls----386,000.00/ls386,000--386,000
Spreadsheet ReportPage 4 Denton City Hall - Option 18/6/2017 12:40 PMEstimate TotalsDescriptionAmountTotalsHoursRateCost BasisCost per UnitPercent of TotalLabor225,3004.83%MaterialSubcontract3,321,36071.24%EquipmentOther28,7850.62%3,575,4453,575,44576.6976.69%Permits34,9680.750%T0.75%General Liability54,1561.500%T1.16%GC Contingency366,45710.000%T7.86%O&P604,65415.000%T12.97%P & P Bond - GC26,750B0.57%Total4,662,430
Spreadsheet ReportPage 1 Denton City Hall - Option 28/6/2017 12:43 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 01.000GENERAL REQUIREMENTS 01.310PROJECT MANAGEMENT2000Project manager (50%)9.00mo9,500.00/mo85,500------85,5002005Project superintendent18.00mo7,500.00/mo135,000------135,000 01.520CONSTRUCTION FACILITIES1005Project office18.00mo------350.00/mo6,3006,3001050Storage trailers18.00mo------280.00/mo5,0405,0401060Portable toilets18.00mo------240.00/mo4,3204,320 01.540CONSTRUCTION AIDS1017Phone/fax/internet18.00mo------350.00/mo6,3006,3001025Copies/blue prints1.00ls------825.00/ls8258251050Dumpsters12.00ea------500.00/ea6,0006,0009010Equipment rental (lifts/scaffolding)1.00ls----7,200.00/ls7,200--7,200 01.560TEMP BARRIERS & ENCLOSURE9000Construction fencing1.00ls----1,760.00/ls1,760--1,760 01.580PROJECT IDENTIFICATION1000Project sign1.00ea----750.00/ea750--750 01.740CLEANING2010Final cleaning1.00ls4,800.00/ls4,800------4,800 02.000SITE CONSTRUCTION 02.220DEMOLITION9040Demolition1.00ls----225,000.00/ls225,000--225,000 02.930EXTERIOR PLANTS9001Landscaping1.00ls----19,500.00/ls19,500--19,500 03.000CONCRETE WORK 03.300CAST-IN-PLACE CONCRETE9000Exterior concrete (ramps/stair repairs/courtyard area)1.00ls----49,200.00/ls49,200--49,2009001Interior concrete stairs/ramps/trenches1.00ls----92,800.00/ls92,800--92,800 04.000MASONRY 04.220CONCRETE MASONRY UNITS9000New elevator shafts1.00ls----75,000.00/ls75,000--75,000 04.900MASONRY RESTORATION9000Exterior masonry cleaning/restoration1.00ls----28,250.00/ls28,250--28,2509005Masonry openings for overhead doors1.00ls----27,500.00/ls27,500--27,500 05.000METALS 05.120STRUCTURAL STEEL9000Structural steel1.00ls----158,000.00/ls158,000--158,000 05.520HANDRAILS & RAILINGS4010Exterior metal railings1.00ls--6,200.00/ls6,200--6,2009000Interior metal railings1.00ls----19,600.00/ls19,600--19,600
Spreadsheet ReportPage 2 Denton City Hall - Option 28/6/2017 12:43 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 05.550STAIR TREADS AND NOSING4000Stair nosings1.00ls--12,700.00/ls12,700--12,700 06.000WOOD AND PLASTICS 06.100ROUGH CARPENTRY9000Rough carpentry (framing at stage/balcony)1.00ls----64,600.00/ls64,600--64,600 06.200FINISH CARPENTRY9000Finish carpentry (trim/millwork/railings/etc.)1.00ls----71,000.00/ls71,000--71,000 06.910WOOD RESTORATION-CLEANING9000Misc. repairs/new bell at Bell Tower1.00ls----13,600.00/ls13,600--13,600 07.000THERMAL/MOISTURE PROTECT 07.490ROOFING9000Roof/gutter/downspout repairs1.00ls----27,500.00/ls27,500--27,500 08.000DOORS & WINDOWS 08.050DOORS9000New doors/hardware1.00ls----112,400.00/ls112,400--112,400 08.190METAL DOOR RESTORATION9000Restoration/repair of existing entry doors1.00ls----8,500.00/ls8,500--8,500 08.360OVERHEAD DOORS9000OH doors1.00ls----23,300.00/ls23,300--23,300 08.500WINDOWS9000New wood windows1.00ls----188,000.00/ls188,000--188,000 09.000FINISHES 09.260GYPSUM BOARD ASSEMBLIES9000Drywall/framing/ceilings1.00ls----193,000.00/ls193,000--193,000 09.280PLASTER RESTORATION9000Plaster restoration1.00ls----32,000.00/ls32,000--32,000 09.300TILE9000Tile (restroom floors/walls and main entry)1.00ls----45,700.00/ls45,700--45,700 09.545SPECIALTY CEILINGS9000Vaulted ceiling1.00ls----17,200.00/ls17,200--17,200 09.620SPECIALTY FLOORING9000Decorative concrete overlay in Auditorium1.00ls----42,300.00/ls42,300--42,300 09.640WOOD FLOORING9005New wood flooring (balcony and stage)1.00ls----33,200.00/ls33,200--33,200 09.680CARPET9010Carpet/VCT (offices/event space/etc.)1.00ls----68,900.00/ls68,900--68,900
Spreadsheet ReportPage 3 Denton City Hall - Option 28/6/2017 12:43 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 09.900PAINTS AND COATINGS9000Paint/finishes1.00ls----148,200.00/ls148,200--148,200 10.000SPECIALTIES 10.050SPECIALTIES9020Acoustical upgrades for Auditorium1.00ls----36,200.00/ls36,200--36,200 10.400INDENTIFICATION DEVICES9001Signage1.00ls----3,600.00/ls3,600--3,600 10.520FIRE PROTECTION9000Fire extinguisher/cabinets1.00ls----2,800.00/ls2,800--2,800 10.810TOILET ACCESSORIES9000Toilet partitions/accessories1.00ls----7,500.00/ls7,500--7,500 11.000EQUIPMENT 11.130AUDIO-VISUAL EQUIPMENT9000Audio-visual system1.00ls----27,700.00/ls27,700--27,700 11.450KITCHEN EQUIPMENT9000Catering kitchen1.00ls----87,300.00/ls87,300--87,300 12.000FURNISHINGS 12.610FIXED AUDIENCE SEATING9005Fixed seating1.00ls----150,000.00/ls150,000--150,000 13.000SPECIAL CONSTRUCTION 13.850DETECTION AND ALARM9000Fire alarm1.00ls----18,500.00/ls18,500--18,500 13.900FIRE SUPPRESSION9000Fire sprinkler1.00ls----31,200.00/ls31,200--31,200 14.000CONVEYING SYSTEMS 14.200ELEVATORS9000Elevators (2 each)1.00ls----193,000.00/ls193,000--193,000 15.000MECHANICAL 15.350PLUMBING 9000Plumbing1.00ls----142,000.00/ls142,000--142,000 15.700HVAC9000HVAC1.00ls----582,000.00/ls582,000--582,000 16.000ELECTRICAL 16.200ELECTRICAL POWER9000Electrical1.00ls----386,000.00/ls386,000--386,000
Spreadsheet ReportPage 4 Denton City Hall - Option 28/6/2017 12:43 PMEstimate TotalsDescriptionAmountTotalsHoursRateCost BasisCost per UnitPercent of TotalLabor225,3004.63%MaterialSubcontract3,480,66071.49%EquipmentOther28,7850.59%3,734,7453,734,74576.7176.71%Permits36,5170.750%T0.75%General Liability56,5691.500%T1.16%GC Contingency382,78310.000%T7.86%O&P631,59215.000%T12.97%P & P Bond - GC26,750B0.55%Total4,868,956
Spreadsheet ReportPage 1 Denton City Hall - Option 38/6/2017 12:48 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 01.000GENERAL REQUIREMENTS 01.310PROJECT MANAGEMENT2000Project manager (50%)7.00mo9,500.00/mo66,500------66,5002005Project superintendent14.00mo7,500.00/mo105,000------105,000 01.520CONSTRUCTION FACILITIES1005Project office14.00mo------350.00/mo4,9004,9001050Storage trailers14.00mo------280.00/mo3,9203,9201060Portable toilets14.00mo------240.00/mo3,3603,360 01.540CONSTRUCTION AIDS1017Phone/fax/internet14.00mo------350.00/mo4,9004,9001025Copies/blue prints1.00ls------825.00/ls8258251050Dumpsters10.00ea------500.00/ea5,0005,0009010Equipment rental (lifts/scaffolding)1.00ls----7,200.00/ls7,200--7,200 01.560TEMP BARRIERS & ENCLOSURE9000Construction fencing1.00ls----1,760.00/ls1,760--1,760 01.580PROJECT IDENTIFICATION1000Project sign1.00ea----750.00/ea750--750 01.740CLEANING2010Final cleaning1.00ls4,800.00/ls4,800------4,800 02.000SITE CONSTRUCTION 02.220DEMOLITION9040Demolition1.00ls----142,000.00/ls142,000--142,000 02.930EXTERIOR PLANTS9001Restore landscaping1.00ls----6,500.00/ls6,500--6,500 03.000CONCRETE WORK 03.300CAST-IN-PLACE CONCRETE9000Exterior concrete (ramps/stair repairs)1.00ls----26,200.00/ls26,200--26,2009001Interior concrete stairs/ramps/trenches1.00ls----44,800.00/ls44,800--44,800 04.000MASONRY 04.220CONCRETE MASONRY UNITS9000New elevator shaft1.00ls----44,600.00/ls44,600--44,600 04.900MASONRY RESTORATION9000Exterior masonry cleaning/restoration1.00ls----28,250.00/ls28,250--28,250 05.000METALS 05.520HANDRAILS & RAILINGS4010Exterior metal railings1.00ls--6,200.00/ls6,200--6,2009000Handrails/guardrails - sub1.00ls----9,600.00/ls9,600--9,600 05.550STAIR TREADS AND NOSING4000Stair nosings1.00ls--7,700.00/ls7,700--7,700
Spreadsheet ReportPage 2 Denton City Hall - Option 38/6/2017 12:48 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 06.000WOOD AND PLASTICS 06.200FINISH CARPENTRY9000Finish carpentry (trim/millwork/railings/etc.)1.00ls----71,000.00/ls71,000--71,000 06.910WOOD RESTORATION-CLEANING9000Misc. repairs/new bell at Bell Tower1.00ls----13,600.00/ls13,600--13,600 07.000THERMAL/MOISTURE PROTECT 07.490ROOFING9000Roof/gutter/downspout repairs1.00ls----27,500.00/ls27,500--27,500 08.000DOORS & WINDOWS 08.050DOORS9000New doors/hardware1.00ls----112,400.00/ls112,400--112,400 08.190METAL DOOR RESTORATION9000Restoration/repair of existing entry doors1.00ls----8,500.00/ls8,500--8,500 08.500WINDOWS9000New wood windows1.00ls----188,000.00/ls188,000--188,000 09.000FINISHES 09.260GYPSUM BOARD ASSEMBLIES9000Drywall/framing/ceilings1.00ls----56,000.00/ls56,000--56,000 09.300TILE9000Tile (restroom floors/walls and main entry)1.00ls----45,700.00/ls45,700--45,700 09.640WOOD FLOORING9005New wood flooring (balcony and stage)1.00ls----33,200.00/ls33,200--33,200 09.680CARPET9010Carpet/VCT (offices/event space/etc.)1.00ls----79,600.00/ls79,600--79,600 09.900PAINTS AND COATINGS9000Paint/finishes1.00ls----148,200.00/ls148,200--148,200 10.000SPECIALTIES 10.400INDENTIFICATION DEVICES9001Signage1.00ls----3,600.00/ls3,600--3,600 10.520FIRE PROTECTION9000Fire extinguisher/cabinets1.00ls----2,800.00/ls2,800--2,800 10.810TOILET ACCESSORIES9000Toilet partitions/accessories1.00ls----7,500.00/ls7,500--7,500 13.000SPECIAL CONSTRUCTION 13.850DETECTION AND ALARM
Spreadsheet ReportPage 3 Denton City Hall - Option 38/6/2017 12:48 PMGroupPhaseItemDescriptionTakeoffQuantityLabor Cost/UnitLaborAmountMaterialCost/UnitMaterialAmountSub Cost/UnitSubAmountOther Cost/UnitOtherAmountTotal Amount 13.850DETECTION AND ALARM9000Fire alarm1.00ls----18,500.00/ls18,500--18,500 13.900FIRE SUPPRESSION9000Fire sprinkler1.00ls----31,200.00/ls31,200--31,200 14.000CONVEYING SYSTEMS 14.200ELEVATORS9000Elevators (1 each)1.00ls----98,200.00/ls98,200--98,200 15.000MECHANICAL 15.350PLUMBING 9000Plumbing1.00ls----122,000.00/ls122,000--122,000 15.700HVAC9000HVAC1.00ls----582,000.00/ls582,000--582,000 16.000ELECTRICAL 16.200ELECTRICAL POWER9000Electrical1.00ls----362,000.00/ls362,000--362,000Estimate TotalsDescriptionAmountTotalsHoursRateCost BasisCost per UnitPercent of TotalLabor176,3005.32%MaterialSubcontract2,337,06070.50%EquipmentOther22,9050.69%2,536,2652,536,26576.5076.50%Permits24,8640.750%T0.75%General Liability38,4171.500%T1.16%GC Contingency259,95510.000%T7.84%O&P428,92515.000%T12.94%P & P Bond - GC26,750B0.81%Total3,315,176
UP
NEW SIDEWALK
EXISTING FIRE HYDRANT
EXISTING LIGHT POLE
EXISTING SIGN
EXISTING SIDEWALK
RESTORED FLAGPOLE
EXIST'G CONC. MECH YARD
EXIST. STOP SIGN
CONC. SIDEWALK OVERLAID
EXIST. CONCRETE APRON
EXISTING P.P N CEDAR STREETN ELM STREETN
TRUE NORTH
N PECAN STREET
FENCE FOR THE MECH. PAD
W. MCKINNEY STREET
PARKING/EVENT COURTYARD
LOADING AREA
TRASHELEC.
TRANSFORMERS
LOADING AREA
CHILLER
Project:
Location:
Phase:
Date:
221 N Elm St, Denton, TX
OLD DENTON CITY HALL
Schematic Design - Opt #3
03/30/2018
1/16" = 1'-0"
Site Plan1
1
DENTON CITY HALL WEST PROJECT
CONCEPTUAL BUSINESS PLAN
PREPARED BY
JOANNA ST. ANGELO
ARTS CONSULTANT
2
CITY OF DENTON – CITY HALL WEST PROJECT
CONCEPTUAL BUSINESS PLAN
CITY HALL WEST – ADAPTIVE USE PROJECT
• RE DEVELOP AS A MULTIPURPOSE COMMUNITY CULTURAL CENTER
• 25,635 SQUARE FEET
• BUILT IN 1927
• ORIGINALLY SERVED AS CITY HALL, MUNICIPAL AUDITORIUM and FIREHOUSE
• SIGNIFICTLY MODIFIED MULTIPLE TIMES FOR OTHER CITY USES -
1948, 1959, 1989, 1998 and 2001
• CURRENTLY UNOCCUPIED – VACATED NOVEMBER 2016
City Hall West is a City of Denton building, no longer in use, that formerly housed various City
Department offices and has been used as a Fire Station, Police Station, home of the Planning and
Development Department in addition to its original purpose as the official Denton City Hall. While in
relatively good structural condition, it has had significant design modifications from the original design,
deferred maintenance issues, accessibility compliance issues, building code issues and outdated
mechanical systems. While many modifications were made, most of these can be reversed to allow the
building to be rehabilitated to regain its essential historical character. It is designated as a Texas Historic
Landmark but is not on the National Register of Historic Places. There are fewer limitations on design
changes with the current designation versus having both designations.
The facility includes two large, significant spaces that are well configured to support community and
cultural uses. These include a large 4,512 square foot auditorium with a balcony and small stage, and
large 3,420 square foot open space on the lower rear level that is easily adapted to multipurpose uses for
community meetings, exhibits, conferences, training sessions, rehearsals, performances, and private
rentals, such as wedding receptions. This would include installing a catering kitchen and appropriate
support spaces.
The building also includes two floors at the front, configured as office and meeting space. The main
entrance to the building is on the first floor of this portion. These two floors encompass approximately
3
4,000 square feet of office space that could be redesigned as rentable office and/or studio space and
would support a large conference room for use by a variety of community and civic groups.
The basement area includes approximately 2,000 square feet of utility and storage space, in addition to
restrooms and hallways. This space is not suitable for office uses other than janitorial and maintenance
personnel and may have limited use for visual arts workshop areas. There will be a need for storage
space for chairs, tables, and other equipment to support community uses in the multipurpose room and
the auditorium, and these areas could be designated for storage and would also include the mechanical
and equipment rooms.
The building lends itself well to adaptation as a multipurpose community cultural center and contains
existing assets that would provide substantial benefit to the community as well as artists and arts groups.
A public survey, which garnered 367 responses, indicates a strong preference for this type of use and
supports the concept of multipurpose use. There is an unusually high percentage of “creatives” in the
community and a documented lack of affordable facilities to support them according to comments from
many of the people who completed the survey.
There are multiple examples of successful multipurpose cultural facilities in Texas and several in the
North Texas region that show the value and benefit to the community for these types of projects.
These include:
• McKinney Performing Arts Center located in the Historic Collin County Courthouse
• Sammons Center for the Arts located in the Historic Dallas Turtle Creek Pump Station
• The Kemp Center for the Arts located in a historic library in Wichita Falls, Texas
• The Louise Hopkins Underwood Center for the Arts in Lubbock, Texas
All are similar in size and scope of operations. Some are privately managed, and some are city-managed.
There are pros and cons to each of these management options, but both can work. The private
management model allows for public/private partnerships and access to private philanthropy. This
option is generally more cost-effective due to more flexibility in procurement and staffing, and access to
volunteers. The city-managed model is more stable and less prone to recessionary program reductions.
This business plan will outline both options. Neither option provides a “break-even” model and both will
require some City support for facility operations. In either case, the facility should be considered an
amenity like a park, library or recreation center, none of which operate as positive cash flow facilities. It
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is unrealistic to expect that the facility will ever cover its costs through rents and service fees. City
facilities simply aren’t designed to pay for themselves. From City Halls to fire stations, these facilities
are all tax supported, so the best that can be expected is to find a way to enable some cost-recovery.
The development of multipurpose community cultural center will enhance the ability of the City of
Denton to achieve an official Cultural District designation by the Texas Commission on the Arts that can
provide significant annual funding for cultural activities across the City, including this facility.
MANAGEMENT MODELS:
PRIVATE 501(C)(3) MANAGEMENT MODEL - PUBLIC/PRIVATE PARTNERSHIP
The private operator model utilizing either an existing local nonprofit organization or creating one
specifically for the purpose of operating the facility as a Multipurpose Community Cultural Center, is a
proven method for efficient, responsive management that also harnesses local philanthropy to cover a
portion of the costs. The Sammons Center for the Arts in Dallas, and the Louise Hopkins Underwood
Center for the Arts in Lubbock, both utilize this management model with much success.
There are two methods for utilizing this management model. The first is a long-term lease that spells
out the obligations of both parties for managing and financing operations. The second is a Management
Agreement, usually contracted in ten-year renewable terms. Either will work, but the long-term lease
method is more agreeable to outside funders, such as foundations and corporate sponsors, which can be
helpful in obtaining capital and program funding for the project. The private management model will
allow additional investment from the private sector through grants, contributions and naming rights
opportunities. It also allows for ongoing philanthropy to support the operations and programs through
annual campaigns, state and federal grants, corporate sponsorships, endowments, and foundation grants
for programs. Funders, whether foundations or individuals are reluctant to provide contributions and
grants to municipalities or other government entities.
This private management model would require the investment by the City of Denton for capital
renovation costs through a bond program, but would enable the nonprofit partner to access additional
funding from philanthropic support for specialized equipment and furnishings to outfit the theater and
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multipurpose room, and purchase office equipment such as copiers, conference room fixtures, chairs and
tables, and other items that would be necessary for public uses such as performances, conferences,
trainings, and outside rentals. A nonprofit partner could also initiate an endowment campaign to help
offset operating costs through investment returns and would be in a position to do future capital
campaigns to provide funding for future repairs and replacements that would be needed as the facility
ages and mechanical systems need replacement.
There are several ways to approach the public/private relationship:
1.) Provide a capped annual reimbursement to be negotiated within the lease or management
agreement for a percentage of the total operating costs. For example, 60% City-40% Private
Nonprofit Partner. This percentage could be renegotiated in ten-year increments as the nonprofit
partner is able to grow an endowment and annual campaign to provide more of the funding. The
nonprofit partner agency would retain all rental and service fees, develop original programming,
and engage in fundraising campaigns to support operations and create endowments.
2.) City of Denton pays direct the costs for all utilities, repairs, insurance and provides janitorial and
grounds maintenance through existing City departments. This would still require a direct
subsidy, but significantly less than option One. However, the City would also be paying for any
health insurance and pension requirements for janitorial and grounds maintenance staff along
with the ancillary expenses of human resources, workers compensation, etc. related to those City
staff, so would likely be more costly in the long run. The private nonprofit partner would retain
the rental and service fees, manage fundraising, etc. as in option One.
3.) Utilize a hybrid of the first two where the City provides direct-pay of utilities and provides the
maintenance personnel for the first year or two and gradually moves towards the capped annual
reimbursement to reduce the costs associated with the direct-pay model. The nonprofit partners
would retain rents and fees, do the fundraising, etc. as in option One.
All terms would be negotiated in advance between the City and the nonprofit agency.
PUBLIC MANAGEMENT MODEL
The City of Denton could undertake the management and operations of the facility and hire the
personnel as City of Denton employees. The City would pay for all utilities, repairs, insurance, and
maintenance, as well as the full cost of renovations, furnishings and equipment, technology, supplies,
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future capital needs, and any other costs associated with managing the facility. This is the model used by
the City of McKinney for the McKinney Performing Arts Center and the City of Wichita Falls for the
Kemp Center for the Arts. This model is less financially efficient than the Public/Private model and
limits the opportunity to access private philanthropy for both capital and program costs, but it does
guarantee stability, especially in economic downturns. With a private nonprofit operator, there is always
a chance that they will fail, although with sufficient annual support this is less likely. In the case that the
nonprofit partner would fail, another nonprofit agency could be tapped to step in. Again, the terms of
the agreement should specify the options for the City of Denton in this case.
RECOMMENDATION FOR CITY HALL WEST
Based on thirty years of experience managing a multiuse cultural facility and my work with many other
similar facilities, I believe that the Public/Private Management Model provides a better opportunity to
share costs for both the capital investment and the ongoing operating costs for the facility. It also
provides more flexibility in facility operations for salary and wage levels, reduces the burden of
covering health insurance and pension costs, provides a more competitive bid process for any major
repairs or future renovations by utilizing the private partner to manage that process, and allows for
substantial ongoing private philanthropy. Option #3, the hybrid method for the partnership, would
guarantee that the project gets off the ground in the first year to 18 months and provide sufficient
oversight to ensure that the private nonprofit can navigate the first year or so before the facility gets to
full capacity of operations. Once there is sufficient rental activity in place, and an annual campaign has
been launched, the City can begin to remove some of the support and move toward a capped annual
subsidy, leaving the nonprofit partner to manage costs to stay within its budget and limit the financial
impact on the City of Denton. This plan should be laid out in a negotiated agreement.
FACILITY CONFIGURATION
The best and highest use for the City Hall West building is the renovation and development of a
Multipurpose Community Cultural Center that can support both arts and cultural uses along with
community access for public meetings, conferences, training sessions and workshops, and outside
rentals for events such as weddings, retirement parties, and corporate events. The current configuration
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of the building includes the original auditorium with balcony, a large open space at the rear of the
building, basement storage and mechanical rooms, and office space in the front portion of the building.
THEATER/AUDITORIUM:
The auditorium space is a straightforward rehabilitation back to its essential original design. Since it
was already structured as a theater/auditorium, it could be used for performances by theater and
performing arts groups, conferences and training sessions for corporate, educational groups, nonprofit
groups and City of Denton uses. To maximize flexibility, a larger stage than the original design with a
backstage passageway will be needed to allow entrance to the stage from either stage left or stage right.
There is not enough room for a formal fly space or wing space, but some very basic elements of these
could be incorporated into the renovation. The main floor should accommodate flexible seating, rather
than fixed seating, so that it can be configured for performances, or with tables and chairs for
conferences, training sessions, corporate events, and private rentals such as weddings, etc. The balcony
would have fixed seating and the projection room would be outfitted to allow movie projectors for film
festivals and educational training sessions.
The theater would allow flexible seating capacity for as few as 100 and as many as 237 people to enable
events of all types and sizes as well as theater in the round. This would include both the balcony and
main floor and assumes the balcony would be raked but the main floor would not be raked. The balcony
could be closed off when smaller groups are using the theater space. A basic lighting grid and sound
system would be required for all users that could be augmented with rental equipment. Comfortable
permanent seats would be necessary in the balcony, but for the main level, 130 comfortable chairs (8
extra chairs as replacements) that can be stacked and removed as needed, would be ideal along with a
selection of round and rectangular tables so the room can be set up for any kind of event. This will also
allow wheel chair/accessibility for all events. This flexibility would allow the most rental options for this
space and rental fees would be set on sliding scales for nonprofit, commercial and private rentals.
BALCONY, PROJECTOR ROOM:
The balcony would require very little change to restore it for seating. Installing comfortable fixed seats
with folding seat bottoms, along with some speakers and a sound booth at the front, is all that is needed.
Spotlights can be mounted on the front of the balcony to augment the lighting in the overhead grid. The
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Projector Room could be re-equipped with the proper equipment, sound proofing and ventilation, and it
would be ready to support film festivals and other types of film events.
MULTIPURPOSE ROOM, KITCHEN, PATIO & STORAGE:
The large 3400 sq. foot space on the lower level at the rear of the building has potential for a myriad of
uses. When rehabilitated, it will be able to support rehearsals, performances, meetings, educational and
training events, exhibits, special events such as fundraisers, conferences, commercial/corporate events,
and private rentals such as weddings and parties. This would require taking a portion of the square
footage from one side of the room for a kitchen and for a storage area. This would leave about 2,800
square feet of usable open space and provide maximum flexibility to serve the widest possible spectrum
of uses for the community. This size space would support banquet space for about 200 people, reception
space for about 300, and allow configuration for all types of educational, community and special event
uses. A large load-in area at the rear facing Cedar Street, with garage-style door, is essential to allow
artworks, catering, equipment, and other deliveries to be easily and safely brought in. Large garage-style
doors, simulating the original historic firehouse design, would be an advantage on the north facade
facing McKinney Street This would allow for free flow of patrons and guests to the outside landscaped
patio area during events when it is used as an ancillary space and additional load in options.
PATIO/PARKING COURT:
The outdoor space on the north side of the building would be a valuable ancillary space that would allow
additional parking. Additional load-in areas, and a space that could be cordoned off as a landscaped
patio for special event use, would provide additional flexibility for a variety of rentals and increase
financial yield on some event rentals. The area could be defined with a low cast iron fence and gate, so it
could be used for either parking or event space. This would allow for the area to be opened when needed
for parking and secured when set up as event space and would maximize the flexibility of the facility.
KITCHEN:
The kitchen would be set up as a catering kitchen and not suitable for food preparation, which would
require extra venting and installation of a grease trap, both expensive, and not needed by caterers. A
catering kitchen is more than sufficient for most uses and would require a large double-wide commercial
refrigerator, a large commercial convection oven, a commercial dishwasher, a large capacity ice
machine, several microwaves, a deep commercial sink, lockable storage cabinets, a separate hand
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washing sink, and large stainless-steel prep tables. The option of a large pass-through counter with pull-
down shutter should be considered.
STORAGE:
A large storage space with oversized doors to store tables, chairs, and equipment for the multipurpose
room is essential to efficient management of that room. Portable exhibit panels could also be stored
there when not in use.
OFFICE, STUDIO, & CONFERENCE SPACE:
The two floors at the front of the facility facing Elm Street are already configured for office uses and
have potential to support 10 to 12 rentable studio and/or office spaces that would provide regular
income. The first floor would be designed to allow for a large main entrance lobby to support the theater
space. Men and women’s restrooms and an accessibility elevator to the raised existing auditorium space
will be provided. Offices for building management would be located on either side of the expanded
lobby and would include a box office window to support the theater. These two office locations would
allow for building personnel to be accessible to visitors and patrons and let them keep an eye on building
activity for more security. One of these management offices would also contain the original vault that
could allow temporary storage of any valuable items such as artworks, or overnight box office receipts
from events. The other spaces on the first floor could be configured as needed for rentable studio or
office space. A large co-working space might also be a consideration for this first-floor office area.
The second floor has more square footage to be utilized for office or studio space and has a suitable
option to create a large, well-appointed conference room of around 450 square feet in the center front of
the building. This conference room would have capacity for 15 to 20 around the table and additional
seating for 8 to 10 around the perimeter of the room. The other spaces are available to be used as
rentable office or studio spaces, sized from 150 to 600 square feet. Additional restrooms would be
needed to serve both the office/studio spaces as well as the theater balcony. A small kitchen/break-room
would fit well between the two restrooms and would help support the conference space for meetings
where food or refreshments are served.
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The Management office would also house a copy center for tenant use and would generate income from
fees billed for copies made by tenants. An additional copier would be installed in the second-floor
kitchen/break room area to support the office/studio tenants on that floor. Office and studio tenants
would not be allowed to install separate copiers because they use a lot of electricity and would reduce
the amount of revenue available as a cost offset for building management.
CONFERENCE ROOM:
A large conference room located on the second floor would allow many uses for cultural and nonprofit
groups for meetings and trainings, City of Denton meeting uses, tenant organization meetings, and
corporate and commercial meetings. A large conference table with comfortable chairs and extra seating
along the walls will support a variety of meeting activities. Having a projector and screen available,
along with a white board and conference phone capabilities, would provide ample options for many
groups to utilize the meeting space.
BASEMENT - MECHANICALS, SERVICE ELEVATOR:
The building is constructed with mismatched levels between the front and rear portions of the building.
This arrangement necessitates some stairways and elevators to bridge the up and down from front to
back. There are two existing elevators for this purpose and one of those would be retained and
modernized with the other removed and a small elevator installed near the main entrance to the theater.
Currently, there is no service elevator in the building which is an essential element for a workable
facility, regardless of its use. A service elevator should be installed close to the entrance from Pecan
Street on the South side of the building.
The basement level has five spaces that will serve well for storage and mechanical rooms, and one space
that would be configured for management offices for janitorial, security and event personnel. Several of
these spaces might be usable for certain types of visual arts workshop areas, or with lockable storage for
equipment and supplies used by visual artists or performing artists that are needed for their activities.
This would provide another opportunity to recover revenue through minimal rental fees or use fees.
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RESTROOMS:
There is a requirement for Americans with Disabilities Act (ADA)-compliant, accessible restrooms, one
on each of the three main levels, to be installed adjacent to the service elevator on the south side of the
building. These would be unisex and could also serve as family restrooms, with pull-down changing
tables. The second floor, on the front of the building, would incorporate designated handicapped stalls in
the two restrooms on that floor to ensure that the entire building is compliant. There is need for a total
of nine restrooms in the facility with three on each floor. This will provide adequate facilities for any
type of event within the facility and comply with ADA guidelines.
SECURITY:
The building poses some significant security issues, particularly with the south entrance on Pecan Street,
which is the handicapped entrance. This entrance is out of direct sight of management and does not have
a direct connection with the management offices at the front entrance or in the basement. To address this
issue, a robust security system, with cameras and monitored entrances, is essential. The systems
available today are very effective and affordable, and most can operate with wireless cameras and
motion detectors. This facility would require cameras at all entrances, common areas and within the two
main public event spaces and would include a sophisticated monitor system with live feed as well as
minimum 72-hour recording capacity. Additionally, motion detectors, door and window alarms, and fire
panel would be part of the system with 24-hour security monitoring through one of the commercial
companies that has capacity to monitor both the alarm system and the fire panel. Additionally, the
entrances should have the option for card key access, two-way video, and remote door locks that can be
monitored by management personnel and can allow for entrances to be locked down in emergencies or
unlocked remotely to admit deliveries or visitors.
It is assumed that security guards would be required onsite at most events involving large numbers of
people and/or included alcohol.
TELEPHONY AND WiFi:
Robust Wi-Fi capacity is essential to office tenants as well as visitors and event participants. A single
provider can set up both Wi-Fi and telephone systems and there are several options to manage both.
Fiberoptic cable would be installed by the provider and then either a wired VoIP (preferred) or wireless
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VoIP phone system can be installed to provide phone systems to the offices and studios, and a main
router would power the Wi-Fi system, with firewall, for the secure Wi-Fi system. The Management
would bill out for phone service provided to tenants to recover the costs. Secure Wi-Fi is recommended
over public Wi-Fi.
PARKING:
Adequate parking is essential to the success of this project. Fortunately, the City of Denton recently
developed a large parking lot directly behind the building (west) and street parking is available on some
side streets. There are six parking spaces in front of the building and three designated handicapped
parking spaces on the south side of the building off Pecan Street. There is also a good option to create
six more parking spaces in a parking court on the north side of the building off West McKinney Street
This area could also be dual-purpose and could be gated so it could be closed off and used as a patio for
some events. This would also allow very good handicapped access into the multipurpose room for
events of all kinds.
STAFFING NEEDS:
The minimum staffing needs for operations are three fulltime (FTE) and 1 part time (PTE) position, with
an additional part time janitorial position to be added in the second or third year of operations, as the
facility is booked for more hours and events. Other needs can be handled with contract personnel for
bookkeeping, IT, Sound/Lighting Tech, Special Event help, and Fundraising expertise could be either
contract or part time initially. As the building progresses towards full capacity, and fundraising begins
to increase, additional fulltime and part time personnel will be necessary, and a fulltime Development
Director would be warranted.
Minimum Staffing includes Manager/Executive Director (FTE), Assistant Manager/Administrative
Coordinator (FTE), Building Supervisor/Building Custodian (FTE) and Assistant Custodian/Special
Event Help (PTE).
3 Fulltime Positions:
Manager or Executive Director (ED): The requirements for the position will include experience in
fundraising and grant writing, prior management level experience, preferably in the nonprofit field,
knowledge of financial management, marketing/public relations, and program development. The ED
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will be responsible for hiring all personnel, office leasing, engaging contract personnel, financial
management, grant writing, developing the annual campaign, organizing and managing programs,
seeking bids and approving contracts, marketing and publicity, tenant relations, oversight of all
personnel and volunteers, managing personnel records, and ensuring compliance with all federal, state
and local guidelines for nonprofit corporations.
Assistant Director or Administrative Coordinator: The requirements for the position are clerical and
administrative experience, technical expertise with computer systems, proficiency with software:
Microsoft Word, PowerPoint, Excel, and good communication skills. This employee would be
responsible for all scheduling of the theater, multipurpose room and conference room, preparing facility
rental contracts, meeting with prospective facility users, office administration, managing office
equipment, ordering supplies, and supporting the Manager/Executive Director, as needed.
Building Manager or Building Custodian: The Building Maintenance Supervisor will be required to
manage the building operations, including doing janitorial work, event set-ups and break-downs, minor
repairs and maintenance such as changing HVAC filters, light bulbs, basic plumbing repairs such as
unclogging drains, etc. This position is also responsible for maintaining inventory of janitorial supplies,
supervising contract maintenance workers, such as grounds maintenance and pest control, building lock-
up, monthly roof and mechanical inspections, and other maintenance-related tasks. This position would
also require basic knowledge of sound and lighting systems for the theater and multipurpose room. The
ideal candidate will have prior experience in a similar position and appropriate vocational training in
building systems maintenance. This position is critical whether the facility is run by a private nonprofit
or the City of Denton due to the unique equipment in the theater, and the unique needs of the users. It is
vital that there be a permanent staff member with comprehensive knowledge of the building systems,
use guidelines, and specialized equipment.
1 Part time Position:
Assistant Custodian/Special Event Help: This position would support the Building Manager/Building
Custodian with janitorial and maintenance work, setting up and breaking down for events, assisting with
lighting and sound in theater as needed, supervising evening and weekend activities, ensuring building is
secured and locked after events.
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OTHER POSITIONS: Depending on whether the facility is managed by the City of Denton or by a
private nonprofit partner, additional part time or fulltime positions may be needed. If managed by a
nonprofit, a full or part time development director would be needed within a year or two to manage
fundraising and the annual campaign. This might also be a contract position. Additional part time
Janitorial/Maintenance Help would be needed once the facility is running at maximum capacity to help
cover special event set-ups and break downs, hang exhibits, etc.
CONTRACT POSITIONS:
• Bookkeeper
• Sound and Lighting Technicians
• IT Technician
• Fundraising/Development (if not a direct hire position)
• Artistic Director(s)/Curator(s) once programs are established
FEE AND RENTAL SCHEDULE:
Office/Studio Rentals are assumed at $12.00 per square foot as an average. An option to consider is to
create a co-working space in one of the large corner offices where desk space is rented by the month
similar to a membership. Undesignated desk space would be priced less than designated desk space.
For example, a base level member would pay $150 per month and would use whatever desk is available.
A higher- level member would pay $250 per month and would have a reserved spot. This could be
configured for either office or artists studio uses. Visual artists are especially in need of workspace, so
this would be a good option to serve a number of artists simultaneously. For the theater and
Multipurpose Room, an hourly or by-use fee schedule is appropriate. A suggested fee schedule is
included in the next section.
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FACILITY RENTAL SCHEDULE
SPACE RESIDENT
NONPROFIT
NON-RESIDENT
NONPROFIT COMMERCIAL PRIVATE RENTAL
ALL PURPOSE ROOM
REHEARSAL / AUDITION $30/HR $50/ HR N/A N/A
PERFORMANCE $250 $500 $1,000 N/A
PARTY / RECEPTION $350 $1,000 $1,500 $1,500
MTG. / WKSHOP / CONF.$30/HR $50/ HR $150 / HR N/A
EXHIBITS $150/DAY $200/DAY $500/DAY N/A
CONFERENCE ROOM/
CLASSROOM
MEETING $25/HR $35/HR $50/HR N/A
CLASS/WORKSHOP $25/HR $35/HR $50/HR N/A
THEATER
PERFORMANCE $300/PER PERF*$500 PER/PERF*$1000/PER PERF*$1,500
TECH/REHEARSAL $150/PER DAY*$200/PER DAY*$500/PER DAY*N/A
MEETING/WORKSHOP $250/1/2 DAY $350/1/2 DAY $800/1/2 DAY N/A
RECORDING SESSION $250/DAY $350/DAY $1000/DAY N/A
SPECIAL
PHOTOGRAPHY/VIDEO $50/HR $75/HR $100 / HR, $500/DAY TBD
YOGA $200 N/A N/A
MULTI-ROOM RENTAL**TBD TBD TBD TBD
*Multiple Rental Days - Volume Discount Applies TBD
**Second Room at half price
POTENTIAL BUILDING USERS:
MUSEUMS
CHORAL GROUPS
MUSIC ACADEMIES AND MUSIC GROUPS
DANCE ACADEMIES AND COMPANIES
FILM FESTIVALS
THEATER/DRAMA GROUPS
VISUAL ARTS GROUPS/CLASSES
EXHIBITS
PRIVATE AND CORPORATE RENTALS
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SOURCES OF OPERATING REVENUE:
• THEATER RENTALS TO ARTS GROUPS AND COMMUNITY GROUPS
• MULTIPURPOSE ROOM RENTAL TO COMMUNITY AND CULTURAL GROUPS
• FACILITY RENTALS FOR CORPORATE AND PRIVATE EVENTS
• NONPROFIT PROGRAMS/TICKET SALES
• SPECIAL EVENTS
• FOUNDATION GRANTS (for example - Meadows Foundation, Moody Foundation)
• ANNUAL CAMPAIGN
• MEMBERSHIPS
• CONCESSIONS
• SPONSORSHIPS
• ENDOWMENT
• CITY OF DENTON OPERATIONS SUBSIDY
CAPITAL FUND – SOURCES:
City of Denton Bond Program (for A&E and Renovations)
Foundation Grants (for Equipment and Furnishings)
Naming Rights (for Operating Endowment and Equipment and Furnishings)
Individuals and Business/Corporate (for Equipment and Furnishings and Grand Opening)
OPERATING BUDGET: (first full twelve months and years 2 and 3):
The projected budgets assume the public/private partnership model, with a nonprofit 501(c)(3)
organization managing the facility and raising some of the funds needed to support operations. If the
City of Denton assumes management of the facility, Program Revenue, Fundraising Revenues and
Endowment Revenues would be replaced with City Funding and the related expenses for those same
categories would be deleted. Costs for the City of Denton, as the facility manager, would likely be 15%
to 20% more than projected expenses for a public/private partnership, due to higher personnel costs for
benefits and pension requirements.
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ATTACHMENTS
•
Needs Assessment Survey Results
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29
30
31
How Supportive Are You?Count Percent Comment Summary Count
Extremely 43 59%Include Veterans Museum 7
Very 21 29%Proposed Fee Schedule is too Expensive 7
Moderately 6 8%Consider Acoustics/Soundproofing 4
Slightly 3 4%Consider Possible Duplication with Current Denton Facilities 4
Not at all 0 0%Parking Concerns 4
Total 73 100%Include Film Screenings 3
Backstage is too Small 2
Clarify Funding Sources 2
Clarify Vision For Use 2
Clarify Where Dressing Rooms are Located 2
Create a Dance Friendly Space 2
Incorporate Cultural District Work 2
Space for Artists to Work in the Building 2
Add Comfortable Auditorium Seats 1
Concern for Restoring Building Exterior 1
Consider Sustainability and Energy Usage 1
Consider Tax Credits for Renovation 1
Create Partnerships with Universities for Performing Arts 1
Dedicate Space for Fine Arts 1
Denton Based Management 1
Ensure Quality Facility Maintenance 1
Expedite Construction Time 1
Get Quotes from Multiple Architects 1
Include a Social Space (Café)1
Include Art Classes 1
Include Art Gallery/ Two-Dimensional Work 1
Include Organizations Expressing Interest in the Proposal 1
Include Outdoor Lighting 1
Include Space for Artist Sales 1
Include Toy Museum 1
Income Projects are High 1
More Public Meeting Space 1
Strengthen Connection to Square in Design 1
City Hall West Proposal Feedback Summary
59%
29%
8%
4%
0%
10%
20%
30%
40%
50%
60%
70%
Extremely Very Moderately Slightly Not at all
How Supportive Are You of the Proposal?
Date Name (optional)Email(optional)Level of Support What elements could be included to improve the plan?Please provide any additional comments below:
Open-Ended Response Open-Ended Response Open-Ended Response Open-Ended Response
9/16 Stuart Moorhead VLStu@hotmail.com Extremely
Historical perspective of those that served from Denton, by sharing
personal information, would make the display more of an emotional tie
for visitors.
If there was ever a need for a space like this that can bring people together, the times today are
crying out for it.
9/16 Susan Carol Davis scdavis7@mac.com Moderately
Revisit the fee schedule for use of the building. It is steep now and would
not be helpful in facilitating growth in the arts from a grassroots level.
The management or director and support staff for this space need to
come from the "guts" of Denton, from the talent base here which has not
only still but also networking abilities which in turn furthers fundraising.
Please do not hire in a "nationwide" search.
Recommend that no existing arts nonprofit such as GDAC be given the responsibility or oversight of
this space. The Patterson-Appleton Arts Center can be the best place for GDAC to continue its
important work. This new space needs the investment of local artists with background in
entrepreneurial startups and businesses. I like the addition of performance space and screening
space for film, whether festivals or independent filmmakers. This is greatly, greatly needed in town. I
hope that this building represents an increasing interest in a Cultural Arts district stretching north
towards Bolivar, Elm, North Locust, etc.
9/16 Mark Hannah markhannahjr@aol.com Extremely Appears to be on track
Excited about the possibility of the Veterans Hall of Fame and Museum to be included in this
concept. My father was Denton Mayor from 1950-54 and I have had many many visits in my younger
years to this building i.e. Mayor's office, jail, fire station and as I remember the auditorium was the
City Court. I still remember the City attorney, secretary, treasurer, solid waste director, transportation
director etc. As you may tell I am a life long Denton resident and it is very important to keep this
building in tact as part of our history.
9/16 Extremely
9/16 Robyn Lee ckdt.bach@hotmail.com Extremely
Have no particular suggestions; would rely on more informed participants
with regard to the inclusion.
I hope that the Texas Historical Commission is adequately represented with regard to the decision
process so important to record the history of Denton.
9/16 Kenneth Harris U.S. NAVY RETIRED Kenharris731@gmail.com Extremely Make sure to include space for aTexas Veterans museum. I feel the Veterans deserve and would greatly appreciate it.
9/16 Pat Langa planga@aol.com Slightly
I would like to see at least part of this building used as a Texas Veterans
Museum, maybe small theater to show related movie re Vets.
I don't think we need to duplicate facilities at Visual Art Center. And the theatre on the square is
being renovated for another theater.
9/16 Extremely Need to include a Veterans Project in the facility.
9/15 Sam Ivie SamIvieArtist@gmail.com Extremely
The plan looks great - very well thought out. I have no other suggestions.
Really excited about this becoming a reality.
This is the best thing to happen in Denton for visual and performing artists in over 20 years. Providing
anther venue for exhibits and adequate space for creating the art that goes into gallery shows will
enrich the city of Denton in a way it has never seen.
9/15 Peter Salisbury betheheat@me.com Very
Just a simple statement here. Call it what it is. Don't try to spruce up the
idea by calling it something it is not. I know I have heard differing options
on what to call the building, whether it be a multi-use arts facility, a
community center, or a flex-use building. My comment would be please
use a term that is appropriate to who uses it. If you are going to call it an
arts facility, all uses should be in the arts. If a community center, it should
have all community based groups and events, etc. If commercial uses are
involved it should be a flex-use building.
First off, I am in full support of renovation of this building. I am guessing the Sammons Center worked
with and most likely recommended Architexas as the architects to go with. I have nothing against the
organization but I would highly suggest getting multiple quotes from different architects. I have been
privy to other historic projects that talked to several architects and the quotes for renovation were
varied with a range of over 1 million dollars. That's a lot of money and if saved could be put towards
other important projects for Denton.
9/15 Stephanie Holloway stephanie@stephiam.com Extremely
9/15 Catherine M. Williams cwilliams.dance@gmail.com Very
9/14 Linda Creagh creaghl@verizon.net Extremely
Income projections may be high. Plan should continue to stress the need
for tax payer support.Is there active resistance to the proposal?
9/14 Don Windle don.windle@charter.net Extremely Dedicated space for fine arts use through organized groups
This project is an outstanding opportunity for Denton to demonstrate the true civic and community
spirit that characterized our city.
9/14 Very
9/14 Angela Bennett-Engele angelabengele@yahoo.com Moderately
As a daughter of a Medal of Honor recipient from Texas (Capt. Steven L.
Bennett), I would greatly approve of giving space to the Texas Veterans
Hall of Fame Foundation project. Texas needs such a mission, and Denton
has a high population of veterans who deserve such an honor.
If I can be of any assistance with the communication with the Texas Veterans Hall of Fame
Foundation, and the initiatives they have, please do not hesitate to contact me. Angela Bennett-
Engele 214-601-8055 angelabengele@yahoo.com
9/14 Very
I can't tell if there is space that would serve for exhibition of two-
dimensional work.
9/14 Very
9/13 Very
Not forgoing quality maintenance work just to save the City money. With
so much emphasis of having the private investment involved to save
money, something gives. often those third party maintenance and
cleaning contracts hire poor workers without papers, pay them poorly,
and make them work long hours. Denton ISD does this with outsourcing
janitorial services.
9/13 Very
9/13 Grace Chalon gchalon@verizon.net Very Perhaps more public meeting space
9/13 Extremely
Art venues are so important in Denton. This plan helps to promote that
goal.
9/13 Extremely
Date Name (optional)Email(optional)Level of Support What elements could be included to improve the plan?Please provide any additional comments below:
Open-Ended Response Open-Ended Response Open-Ended Response Open-Ended Response
9/13 Slightly
More space or a protocol whereby practicing artists can actually display,
and/or sell work. As it is, it seems like there is much overlap with GDAC
and the PAC. Make it a place where all the arts can exist, on a regular
basis. Daily. Actual creative people being there, doing things, working and
showing, playing music, rehearsing etc. will give it an energy that will draw
people into the space. It seems that so many new arts facilities are
rendered cold and sterile because they simply wait for a show to trundle
in, then they get a little bump by the opening. Then it goes quiet again in
the hope that some rich person's daughter needs a big wedding venue.
Then quiet again.
My fear is that this will turn into just another extension of GDAC, which does a fairly poor job of
including actual Denton artists. It (GDAC and the PAC) seems to be a playground for a limited,
connected, and privileged few ( UNT and TWU faculty, actors and prepackaged traveling shows).
There is a lot of talent in Denton, give it all a venue. Oh, and get somebody to run it that actually has
a feel for Denton and its needs. Don't just run out and get a "resume" that simply wants to use
Denton as a stepping stone to get to California or New York. Consider Susan Carol Davis or Susan
Thornton from the Black Box Theater - lesser known - but truly invested in the cultural health of the
city.
9/13 Extremely Comfortable seats in auditorium
9/13 Moderately
In some respects, the proposed uses seem to duplicate facilities currently
available at the Campus Theatre and the Patterson-Appleton Center for
the Arts. Also, there are numerous venues for weddings and other social
events. If those facilities are insufficient, then plan should be more
specific in justifying the need for additional performance and event space.
9/13 Barbara Lindley Barbara.s.lindley@gmail.com Extremely Art classes
9/13 Very
9/13 Leslie Couture Les8Couture@gmail.com Very
Have something that shows how much parking is available. It is difficult to
visualize how this will work as parking is already difficult to come by. How
can this area support large venues with so few handicapped spaces? I can
see having something there, but not sure the parking will work.
The building has been gutted many times, but still has some elements that should be saved such as
the original safe, the molding, and some of the light fixtures. There may some also be other
components that only members of Facilities Management Staff or other City departments may know
that are hidden by other renovations and should be asked about. I believe one of the dogs that
belonged to the fire department is buried in one of the walls. These stories should be used as part of
the provenance of the building.
9/13 auroradawson65@yahoo.com Very
9/13 Chuck Voellinger catfishandbeignets@gmail.com Very
Greetings. My name is Chuck Voellinger and wrote the historic narrative and text for the Texas
Historic Commission Registered Texas Historic Landmark plaque in the front of the building when I
was a member of the Denton County Historic Commission. I'm happy to see that the City will be
restoring the building and making it a center for community activities. In the conceptual plan
attached to this comment request, I see no drawings or indications of what if anything will be done to
the facade, roof, bell tower, etc. I'm very concerned about those being kept at close to their current
appearance at least. Please review the requirements posted by THC for historic status when
remodeling an historic building:
https://statutes.capitol.texas.gov/Docs/GV/htm/GV.442.htm#442.006 For more information, please
contact DCHC, as they are the designated State entity that handles RTHL applications. Thank you for
your time!
9/13 Extremely
Is there a way to partner with TWU and their community arts programs
for community in dance and music?
9/13 Sharon Barnhill sebarnhill@hotmail.com Very
Backstage area's too small. Will the restrooms have to double as dressing
rooms?I started on this stage in 7th grade! This is a great idea!
9/13 Sharon Spiess Extremely I don’t see any at this time.
I think this committee did a great job of anticipating all possible uses for this facility, as well as
creating a good multi functional design.
9/13 Extremely Not sure
9/13 Extremely
Hope you include old movies especially silent film era with possible live
bands and discussion Many open discussions on visual and theatrical arts
9/13 Kyla Welch khwelch1@gmail.com Very The plan looks quite comprehensive.
9/13 Extremely I believe an art gallery for local artists would be a nice addition.
I believe that this should not be an extension of another non profit that already has a building such as
GDAC. Artist Enclave of Denton County non-profit would do a great job running this facility and be
open to many other groups such as veterans. Susan Davis would be great to run it.
9/13 Very
Seems very good as is (I did not see the projected cost of studio/office
rentals)
9/13 Eric Hutmacher eric.hutmacher@gmail.com Extremely
Need to fine tune the direction of entertainment/wedding venue or
practice space for musicians. You could do both but would need to halt
practicing during actual events to reduce bleed over. Also, consider retro
movie nights (Rocky Horror Picture Show would generate some funds for
$5/head) in the auditorium. Courtyard sounds cool - is there a landscaping
plan? Maybe a small fountain or fish pond?See above.
9/13 Harry Eaddy hleaddy@hotmail.com Extremely The plan is fine a performance and arts center
I believe it is very important for the city of Denton to have a performance and arts center to attract
companies to the city for quality of life issues.
Date Name (optional)Email(optional)Level of Support What elements could be included to improve the plan?Please provide any additional comments below:
Open-Ended Response Open-Ended Response Open-Ended Response Open-Ended Response
9/13 Very Space for creative arts
9/13 Extremely
9/13 Extremely
9/13 Pat Reinke p.reinke@mac.com Extremely
Not sure if this is in the plan, but thinking it would be nice if the facility
could be used by a variety of groups, and not too narrowly focused. This would be a wonderful and needed asset to the Denton community.
9/13 Very Speed up the timing and funding Great to see emphasis on supporting creative Denton citizens and taxpayers
9/13 Kimberley Dietrich kimdietrich@outlook.com Extremely Parking
9/13 Carol Rowley c.rowley@utexas.edu Extremely More visibility for handicapped entrances.
I am concerned that high operational charges will eliminate many art and cultural groups from
participating in using the space.
9/13 Very Minimize the burden on tax payers. In other words, get as much revenue from it as possible!
9/13 Julie Libersat julielibersat@gmail.com Moderately
More realistic rental and scheduling fees for gallery/exhibition space. Cost
per day is prohibitive. Usually exhibitions run for a month. Will exhibition
space have lighting? The presentation of spaces as artists studios is
misleading and there are very few marked, those that are seem to serve as
double purposes.
Not sure if everyday folks can afford these prices. what are facilities/resources for exhibitions? Is
there a system for marketing events? Can programming be used for fundraising?
9/13 Concerned 30 year old Artist Very
Minor things. The focus as an event space is key to everything! When
compared to the bourgeois PAAC, this City Hall West facility could actually
be a staple in the COMMUNITY.
Keep culture in sight with this project. Don't turn it into some dusty museum for elderly people.
Denton thrives because of the arts and events that happen all the time here. That attracts other
artists to visit and more business to occur. The town feels like it is ramping up again. Make this
something interesting and forward thinking.
9/12 Terri Guthrie tejasterri@verizon.net Extremely Outdoor lights to illuminate it at night We need to update and maintain all Denton historical buildings - they are a treasure!
9/12 Very The plan looks detailed. No more elements needed.
9/12 Rachel Yeatts Rachelyeatts50@gmail.com Extremely It looks good so far.
Denton's artist and citizen community will make good use of this facility. Denton will reap rich cultural
rewards at all levels through this kind of support. Thank you for helping this happen.
9/12 Extremely
Provide a list and proposals of groups that have expressed an interest in
the possible use of the facility
A Veterans program or project like the Texas Veterans Hall of Fame would be an anchor for preserving
history and brining bringing visitors to the City
9/12 Roman McAllen roman.mcallen@gmail.com Extremely
The business models do not discuss the state of Texas historic tax credit
program. Their will need to be a non-profit involved in order to take
advantage of the tax credits. We need to consider the options for this so
that the financial incentive can be considered in the overall rehabilitation
cost. I think the City may want to consider having some city offices in this
facility, such as economic development, the main street program or
historic preservation. This would provide some relief for office space and
provide those employees with an interesting and dynamic work
involvement; both are good for productivity. The overall design is of
course very good. I think that we should consider the southeast corner of
the site further. Can anything be done to strengthen the connection to
the square, such as enhancing the size and form of the island at that
corner? Along those lines, I recall someone talking about making cedar
pedestrian only. Such a consideration should be made now so that the
design of building access can consider it.
The highest and best use of this building includes the rehabilitation of the interior auditorium space.
If the exterior is rehabilitated alone, then strong consideration should be given to gutting the interior
space out to the extent necessary to open the space, even if that means the upper floors will not be
useful until completion.
9/11 Beth Beth@TheCalmingCenter.com Very
A little more detail on the parking which is available. How far away is the
City parking to the west of the building? Is that slated to remain free
parking? Handicap accessible? Parking is always a premium selling point.
9/11 Moderately
9/11 Extremely Focus on the Arts and Culture events at CHW.
Include Caroline Booth, Director of Economic Development, in the final report so that awareness of
the Cultural District is established.
9/11 Susan Thornton sjtproducerservices@gmail.com Moderately
As someone who books performance groups and events, I know that the
rate for theatre rental will make it (still) impossible for those groups to use
the facilities. Groups usually can pay only around $30 an hour, and that's
for both rehearsal and performance time. There's no sense in charging
different rates for rehearsals and performances. There is a dire need for
performance space!
9/11 Extremely Affordable Art space How it happens
Physical Card Dianne Erandoph diannerandolph@msn.com Extremely
I am interested in knowing about accoustic ability/elements for the auditorium area. This would be
needed for music artists. Also more information regarding the studio rates/rentals/leases. The
challenge will be to keep this projected income affordable within a resonable as projected for rental
spaces.
Physical Card Ron Fink r-fink6@verizon.net I proposed the toy museum and I think it could be an asset.
Date Name (optional)Email(optional)Level of Support What elements could be included to improve the plan?Please provide any additional comments below:
Open-Ended Response Open-Ended Response Open-Ended Response Open-Ended Response
Physical Card Deb Armintor deb.armintor@cityofdenton.com Extremely
Dance compatible florr, affordable studio space for starving artists, make
sure all the arts can use this space.
Please keep comments open through the weekend. Thank you so much for all your hard work on this.
I'm so excited.
Physical Card Christopher Walker christopher.and.walker@gmail.com Extremely
Clear vision for funding (community buy-in), narrative, structure for
private non-profit on management, etc.
I'm all on-board. The plan as proposed fills a particular need in the arts community that no existing
facility, organization, university, et al. currently provides.
Physical Card Sarah Gamblin sgamblin@twu.edu Extremely
You need dance-friendly space. Floor Level E featuring studio/office space
is big enough to be used as dance studio space. It should be on the ground
floor where jumping and floor sounds would not disturb folks below. All
potential studio spaces that are big enough for yoga or dance should have
wood floors. All wood floors for moving (dance, theater, yoga) should be
spruce. Needs a social space like a cafe. Yoga, dance, theater use should
include outreach programs to promote including all of the community.
Need a vision and a passion. Seems kind of dry right now. I imagine this as a home for KUZU- a home
would make it a "place" and a central soul.
Physical Card Jennifer Lane jenrlane@gmail.com Extremely
Waivers for artist fees under certain conditions. A dedicated grants office.
No green room and backstage area is very limited; also, needs artist
dressing room (even if not single purpose and perhaps the bathroom).
I love that the theater was floored over to create a police station- crazy! Glad it's returning to its
original theater/musical purpose. Plesase give lots of thought to chamber music acoustics.
Physical Card Monique McIntyre nevermourningfruit@gmail.com Extremely Extend working studio spaces. Shorterm & longterm, leases or rentals. Sound proof rooms for practice rooms for bands or recording studios.
Physical Card Kate Montgomery Katie@katiemont.com Extremely
I would like a mix between rental studio spaces (more permanent) vs.
rentable spaces by hour for things like teaching, workshops, etc.
We would like the option to have rentable studio spaces for artists (monthly). The millenials in
Denton need access to rentable space for creative arts and business. We need an event center for
conferences. If we could have access to a room with machinery that could be rented such as printers,
large printers, 3D printer, laster etcher, etc.
Physical Card Slightly
Provide alternative interests other than an arts space and rental areas for
artists. Have more specific ideas for the space.
Space should be made available to the veterans to house a museum. More details should be
presented such as museum space to the public.
Physical Card Extremely Sustainability and efficiency for energy use and environmental impact.Much needed. Congratulations on what has been accomplished so far.
Physical Card Extremely
When the plan moves forward, concerns for the accoustics of the
auditorium is vital. All of the wall, floor, and ceiling material needs to be
determined with this in mind. This is not the area to try to save money.Extremely well researched and presented.
Physical Card Kate Lynass KRLynass@aol.com Extremely
Parking considerations on Elm and Pecan. Add two on Elm as taking away
from nonhandicapped on Pecan.
Financing through including in downtown TIRZ considered? Who recommended $1 million
endowment and how likely is that to come to fruition?
Physical Card Val Morgan vbmorgan@msn.com
Elements are basically good service this is a concept that can be fleshed
out through Council.
Will need to find a way to better communicate to the citizens that decisions about use are basically
general/not determined at this time.
Physical Card James Carr james.h.carr@gmail.com Extremely
1) Please have an acoustician, 2) Reachout through the Dentonite! Grand
piano plus secure storage for a piano and stage microphones which need
to be budgeted as well. Modify for the addition of fly space and lighting.
Increased attention to performer needs such as dressing room and green
room. Impreved access to stage level from the service elevator. Larger
projection and sound booth.
A building that originated as a theater does well to be restored as such. Some of the other puposes
raised might be accomodated better elsewhere as a permanent home anyway.
Charlie Rosendahl Nov. 13, 2018City Hall West Committee Recommendation
Building Photos2/ 16
Background:3/ 161927- Spanish Renaissance Revival StyleApprox. 24,600 square feetRecorded LandmarkPrior Renovations1960s- Central Fire Station1984- Police Station1995- PlanningVacated Nov. 2016Approx. $1 million of deferred maintenanceHVAC- $324,000Windows- $320,000Elevators- $180,000Flooring- $80,400Generator- $30,000Fire System- $25,000
Background:4/ 16Architexas - June 2017Council Options - Aug. 2017Establish Steering CommitteeRemoved option to renovate exterior onlyCHW Steering Committee - Nov. 201724 member committeeEight meetings held from Dec. 2017 to Oct. 2018Charge- To consider and advise the City Council on: Whether and to what extent CHW should be renovated Financial options Whether to lease CHW to another agency or private developer Determine future use or acceptable uses, programs, and/or activities Whether to seek or apply for grant funding
Project Goals:5/ 16Preserve exteriorAdapt for community useAchieve standards for rehabilitationRehabilitate significant character defining space, including:East entrywayOriginal auditoriumOriginal truck roomMeet or exceed high environmental and energy efficiencyIntegrate/connect to downtown districtYouth friendlyCivic prideIncome production to offset operating cost
Other Discussed Uses:6/ 16Housing Denton Historic Fire TruckVeterans Hall of Fame MuseumAntique Toy MuseumConvention and Visitors Bureau
Committee Recommendation:7/ 16Follow a conceptual design and conceptual business plan based on a multipurpose community cultural center with the following potential uses:Auditorium - theater, weddings, corporate presentations, city meetings, etc.Downstairs - receptions, events, gallery space, museum displays, public meetings, corporate meetings, etc.Upper level - rentable office space, artist studios, or other city uses
Conceptual Design:8/ 16Site PlanLandscaped Terrace at Main EntranceEvent Courtyard / ParkingLoading ZonesImproved Public Sidewalks and Landscaping
Conceptual Design:9/ 16First (Lower) LevelEvent FacilityEvent Courtyard /ParkingEvent Facility KitchenLease spaceAccessible EntryAccessible ToiletService Elevator/LoadingStorageMechanical
Conceptual Design:10 / 16Main LevelManagement OfficesBox OfficePerformance Hall LobbyPerformance Hall – 200-250 Seats w Flexible Seating Lower level w Backstage & Enlarged StageService ElevatorCo-Working SpaceOffice or Studio Lease SpaceMen & Women's Toilets
Conceptual Design:11 / 16Second (Upper) LevelOffice/Studio Lease SpaceShared Conference RoomCommon Break RoomAccessible Toilet
Conceptual Design:12 / 16Top LevelBalconyProjection & Sound Room
Renovation Cost:13 / 16Estimated renovation cost - $6.63MConstruction - $5.69MDesign - $560,000FF&E - $380,000Timeline once funding is identified6-9 month design15-18 month constructionMajor renovation components:WindowsAuditoriumMultipurpose roomMechanical (HVAC, Elevators, etc.)
Conceptual Business Plan:14 / 16Consultant hired to develop a business planBuilding uses are flexible to accommodate as much income generating rental opportunities as possibleAssumes management by a third partyAssumes a minimum $260,000 annual City subsidyYear 1Year 2Year 3Revenue $156,375 $212,000 $246,750Expenses 416,375 472,000 506,750Net Income (loss) (260,000) (260,000) (260,000)City Subsidy $260,000 $260,000 $260,000
Committee Recommendation:15 / 16Follow a conceptual design and conceptual business plan based on a multipurpose community cultural center with the following potential uses:Auditorium - theater, weddings, corporate presentations, city meetings, etc.Downstairs - receptions, events, gallery space, museum displays, public meetings, corporate meetings, etc.Upper level - rentable office space, artist studios, or other city uses
Charlie RosendahlDirection:16 / 16Seeking direction on the next steps following the Steering Committee RecommendationIntermediate staff recommendationInclude funding in FY19-20 budget for window replacementEstimated cost- $320,000Reduces further damage to the building