2. City Hall Space NeedsREPORT TO:
City of Kalispell
Post Office Box 1997 - Kalispell, Montana 59903-1997 - Telephone (406)758-7700 Fax(406)758-7758
Honorable Mayor and City Council
FROM: Chris A. Kukulski, City Manager
SUBJECT: Space Needs
MEETING DATE: March 25, 2002
BACK GROUND: The attached report provided by Architects Design Group (ADG) summarizes the
most viable space needs alternatives researched over the past two years. This summary report consolidates
all of the work done thus far, City of Kalispell Building Options review dated June 6, 2001 and Space Needs
Assessment dated January 5, 2000.
ADG and the administrative team feel that Option # 7 is the most cost effective option. Option #7
was also found to be the most desirable alternative during a June 11, 2001 workshop by the City Council.
Option # 7:
• Total square footage after construction = 54,250. This exceeds our current need by 9,270 sq. ft. and falls
only 2,217 sq. ft. shy of our estimated need for 2010 (we can make this work).
• $2,867,318 maximizes our investment.
• City functions are consolidated at City Hall with the exception of the Fire Department which is one block
south. If the growth rate escalates rapidly, Parks and Rec could be relocated after 2010.
• We are no longer leasing any space. (Currently the City spends $ 27,252 leasing space annually)
• 44 parking spaces are accessible for customers and employees. The onsite parking lot to the north ofthe
building would be designated as customer parking in addition to all on street parking. Current firefighter
parking to the west of the building would be designated for employees and a sizable parking lot would
be constructed next to the new fire station one block south.
• City offices would move forward during construction and renovation with only minor disruptions. The
new fire station would be constructed first. Following completion, the fire department's current space
would be renovated into expanded Police space and office space (no temporary relocations needed).
In addition to these efforts on site, we would propose adding the north fire station to this project thus
requiring funding for approximately $4,000,000. Funding sources would include: current lease costs already
being paid by the Building and Community Development Departments; grants for the public safety portions
of the project (most of the project is Police and Fire/Ambulance); and a bond issue that would be put to the
voters this fall.
RECOMMENDATION: Council give direction regarding which options, if any, provided in the summary
report will be supported by the Council. If an option is agreed to provide direction on moving forward with
the north fire sub -station.
FISCAL EFFECTS: $2.9 million for the new fire station, expanded Police Department and office
space along with $1.1 million for the north fire station.
ALTERNATIVES: As suggested by the Council.
Respectfully submitted,
CAR.
Chris A. Kukulski
City Manager
Report compiled March 21, 2002
Architects
Design
Group
Number One Sunset Plaza - Kalispell, MT 59901
406-257-7125 FAX: 406-756-3409
OPTIONS REVIEW
FOR THE CITY OF KALISPELL SPACE NEEDS
Kalispell, Montana
March 25, 2002
INTRODUCTION
The following information represents an abbreviated presentation of data relating to the assessment of possible space
allocations for the City of Kalispell. It may be fair to say, the review over the last two years has been very "fluid".
Numerous options and sub -options were discussed with City personnel. The following data represents the major
options.
Respectively Submitted,
c itiQG;
DPC
Michael A. Absalonson, A.I.A.
INDEX
Introduction
Index
Abbreviated Comparisons of Options
Area Requirements
Area Community Development Building
Area City Hall Complex
Total Building Area Requirements
Project Options
Option 1: City Hall Consolidation
Option 2: Improve City Hall Complex
Option 3: Lease Wyckman, No Classical Gas
Option 4: Purchase Wyckman & Classical Gas
Option 5: Construct Office Building -A Comparison
Option 6: Purchase Linderman
Option 7: Construct New Fire Station, Remodel [2] Floors of Existing
Option 8: Construct New Fire Station, Remodel [ 1 ] Floor of Existing
Option 9: Construct Office Building, What May The City Buy for $2M
Option 10: Purchase Wyckman & Classical Gas Re -visited
Page 1
Page 1
Page 2
Attachment Page 1
Attachment Page 2
Attachment Page 2
Attachment Page 3
Attachment Page 4
Attachment Page 5
Attachment Page 6
Attachment Page 7
Attachment Page 8
Attachment Page 9
Attachment Page 10
Attachment Page 11
Attachment Page 12
John W. Peterson,A.I.A. Michael A.Absalonson,A.I.A. Glen D. Anacker, A.I.A. Frank J. di 5tefano,A.I.A.
ABBREVIATED COMPARISONS OF OPTIONS
Option
Option 1
City Hall Consolidation
Option 2
Improve City Hall Complex
Public Safety Building-Wyckman
Option 3
Lease Wyckman No Classical Gas
Public Safety Building-Wyckman
Option 4
Purchase Wyckman With Classical Gas
Public Safety Building-Wyckman
Option 5
Construct Simple Office Building- A Comparison
Public Safety Building -Office Building
Option 6
Purchase Linderman
Public Safety Building -Linderman
Option 7
Construct New Fire Station
Remodel [2] Floors of Existing Fire Station
Option 8
Construct New Fire Station
Remodel [1] Floor of Existing Fire Station
Total Area Provided Cost
Option 9
Construct Office Building, What May The City Buy for $2M
Office Building Comparison
Option 10
Purchase Wyckman & Classical Gas Re -visited
No City Hall Complex Remodeling
Public Safety Building-Wyckman
63,582 $6,984,592
57,800 $4,235,456
57,800 $2,350,038
57,800 $5,202,211
57,800 $5,304,608
66,888 $4,612,045
54,250 $2,867,318
48,397 $2,477,256
45,841 $1,707,625
56,321 S2,206,251
Available
Parking
10
10
22
54
Significant
44
44
61
22
Footnotes:
[1] Parks and Recreation requires close user access associated with quick turnover parking. For these reasons,
the Department was identified as a satellite facility. Its Space Needs have been accounted for in the overall
City need study, but design options have generally not included the Department, except at Option 6.
However, it may be possible to incorporate Parks & Recreation into many of the viable options, at least for
the short term.
CITY OF KALISPELL
SPACE NEEDS STUDY
Follow -Up Statics
ARCHITECTS DESIGN GROUP PC
KALISPELL MONTANA
03/25/2002
SUMMARY
AREA NEEDS
Area Mark
AREA: COMMUNITY DEVELOPMENT
BUILDING
A. Space Allocated To:
Community Development
Building
Commons
Net Area
Gross Area
S.F.
S.F.
Existing Area
2,754
3,768
Required Area
A 3,841
5,303
Difference Existing - Required
1,087
1,535
Additional Area FYO 2010
B 199
283
Total
A+B 4,040
5,586
NOTES
Reference
Executive Summary
January 5, 2000
Net & Gross Space
City of Kalispell-1
AREA: CITY HALL COMPLEX
BUILDING
A. Space Allocated To:
Public Works
Parks & Recreation
Finance & Water
City Administration
Court
Police
Fire
Net Area Gross Area
S.F. S.F.
Existing Area
26,229
34,219
Required Area
A 30,167
39,677
Difference Existing - Required
3,938
5,458
Additional Area FYO 2010
B 8,415
11,204
Total
A+B 38,582
50,881
TOTAL BUILDING AREA
REQUIREMENTS
Total Total
Net Area Gross Area
S.F. S.F.
Community Development
A
3,841
5,303
City Hall Complex
B
30,167
39,677
Sub -Total of Current Required Area
A+B
34,008
44,980 [1 ]
Additional Area FYO 2010
Community Development
City Hall Completx
Sub -Total of FYO 2010 Area
Total of All Required Area FYO 2010
[1] CURRENTAREA NEED
[2] 2010 AREA NEED
[2] TOTAL AREA NEED
A 199 283
B 8,415 11,204
A+B 8,614 11,487 [2]
42,622 56,467 [3]
Reference
Executive Summary
January 5, 2000
Net & Gross Space
City of Kalispell-2
OPTION 1
CITY HALL CONSOLIDATION
A. Space Allocated To:
Building
Community Development
Public Works
Finance & Water
City Administration
Court
Police
Fire
Common
Parks & Recreation Not Included
City Hall Complex Building Area
Floor 1
Floor 2
Floor 3
Basement
Total Gross Area
Total Cost Per S.F.
Total Required Area F.Y.O. 2010
Total Gross 2010 Area Excess
Notes
Full Basement Added To Addn Area
Water Issues
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
Reference
Cost Summary
06/29/2000
Total New Total
Gross Area Gross Area Cost
S.F. S.F. Cost / S.F.
29,125
12,953
8,600
12,904
63,582 63,582 $ 6,984,592
$ 109.85
56,467
7.115
63,582
$ 6,984,592
City of Kalispell-3
OPTION 2
IMPROVE CITY HALL COMPLEX
A. Space Allocated to Wyckman
Building
Community Development
Public Works
Finance & Water
City Administration
Common
B. Space Allocated to City Hall Complex
Court'
Police
Fire
C. Space Allocated to Other Locations
Parks & Recreation
Total New Total
Gross Area Gross Area Cost
S.F. S.F. Cost / S.F.
City Hall Complex Building Area 34,219 $ 2,350,038
City Hall Complex Building Addition Area 3,494 3,494
Wyckman Building Area 20,087 20,087 $ 1,885,418
Wyckman Options
Total Cost $ 4,235,456
Total Gross Program Area 57,800 23,581
Total Cost Per S.F. $ 179.61
Total Required Area F.Y.O. 2010 56,467
Total Gross 2010 Area Excess 1,333
Note
[1] Options are Variable -See Below
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
57,800
$ 4,235,456
Reference
Cost Summary
08/07/2000
[1]
City of Kalispell-4
OPTION 3
LEASE WYCKMAN, NO CLASSICAL GAS
A. Space Allocated to Wyckman
Building
Community Development
Public Works
Finance & Water
City Administration
Common
B. Space Allocated to City Hall Complex
Court
Police
Fire
C. Space Allocated to Other Locations
Parks & Recreation
LEASE
WYCKMAN, NO CLASSICAL GAS
City Hall Complex Building Area
City Hall Complex Building Addition Area
Wyckman Building Area
Cost to Lease Wyckman Per Year
Total Construction Cost
Total Gross Program Area
Total Cost Per S.F.
Total Required Area F.Y.O. 2010
Total Gross 2010 Area Excess
Note
[1] $288,749.00 Per Annum
[2] No Off -Street Parking
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
ADD LEASE COSTS
Total New Total
Gross Area Gross Area Cost
S.F. S.F. Cost/S.F.
34,219 $ 2,350,038
3,494 3,494
20,087 20,087 $
57,800
56,467
1,333
Reference
Report
04/17/2002
[t]
$ 2,350,038
23,581 [2]
$ 99.66
57,800
$ 2,350,038
City of Kalispell-5
OPTION 4
PURCHASE WYCKMAN & CLASSICAL GAS
A. Space Allocated to Wyckman
Building
Community Development
Public Works
Finance & Water
City Administration
Common
B. Space Allocated to City Hall Complex
Court
Police
Fire
C. Space Allocated to Other Locations
Parks & Recreation
PURCHASE WYCKMAN Total New Total
WITH CLASSICAL GAS Gross Area Gross Area Cost
S.F. S.F. Cost/ S.F.
City Hall Complex Building Area 34,219 $ 2,350,038
City Hall Complex Building Addition Area 3,494 3,494
Wyckman-Classical Gas Purchase 20,087 20,087 $ 2,852,173
Total Cost $ 5,202,211
Total Gross Program Area 57,800 23,581
Total Cost Per S.F. $ 220.61
Total Required Area F.Y.O. 2010
Total Gross 2010 Area Excess
Note
[1] Wyckman Improvements By Seller
[2] Page 10 of Report
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
56,467
1,333
57,800
$ 5,202,211
City of Kalispell-6
OPTION 5
CONSTRUCT OFFICE BUILDING -A
COMPARISON
A. Space Allocated to Office Building
Building
Community Development
Public Works
Finance & Water
City Administration
Common
B. Space Allocated to City Hall Complex
Court
Police
Fire
C. Space Allocated to Other Locations
Parks & Recreation
CONSTRUCT OFFICE BUILDING - A
Existing
New
Total
COMPARISON
Gross Area
Gross Area
Cost
S.F.
S.F.
Cost/S.F.
City Hall Complex Building Area
34,219
$ 2,350,038
City Hall Complex Building Addition Area
3,494
3,494
Comparison Office Building Construction
20,087
20,087
$ 2,954,570
Total Cost
$ 5,304,608
Total Gross Program Area
57,800
23,581
Total Cost Per S.F.
$ 224.95
Total Required Area F.Y.O. 2010 56,467
Total Gross 2010 Area Excess 1,333
Note
[1] Page 12 of Report
[2] Off -Street Parking-54
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
57,800
$ 5,304,608
[11
[2]
City of Kalispell-7
OPTION 6
PURCHASE LINDERMAN
A. Space Allocated to Linderman
Building
Community Development
Public Works
Finance & Water
City Administration
Parks & Recreation
Common
B. Space Allocated to City Hall Complex
Court
Police
Fire
PURCHASE LINDERMAN
City Hall Complex Building Area
Linderman Building Area -Purchase & Improve
P.E.C.D. Building Area
Other Locations Building Area
Cost to Purchase Linderman
Total Cost
Total Gross Program Area
Total Cost Per S.F.
Total Required Area F.Y.O. 2010
Total Gross 2010 Area Excess
Note
[11 Page 9 of Study
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
Total New Total
Gross Area Gross Area Cost
S.F. S.F. Cost / S.F.
34,219
32,669 25,793 $ 4,612,045
$ 4,612,045
66,888 25,793
$ 178.81
56,467
10,421
66,888
$ 4,612,045
Reference
Report
04/17/2002
[11
City of Kalispell-8
OPTION 7
CONSTRUCT NEW FIRE STATION
REMODEL [21 FLOORS OF EXISTING
Purpose: Target Budget of $2,000,000
A. Space Allocated to Fire Station
Fire
B. Space Allocated to City Hall Complex
Building
Community Development
Public Works
Finance & Water
City Administration
Common
Court
Police
Fire
C. Space Allocated to Other Locations
Parks & Recreation
FIRE STATION
CONSTRUCTION -FULL REMOD OPTION
City Hall Complex Building
City Hall Complex Building Remodeling
Fire Station Construction
Other Locations Building Area
Associated Soft Costs
Total Cost
Total Gross Program Area
Total Cost Per S.F.
Total Required Area F.Y.O. 2010
Total Gross 2010 Area Deficit
Note
[1] Parking-44
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
Total
New
Total
Gross Area
Gross Area
Cost
S.F.
S.F.
Cost/S.F.
34,219
0
5,853
11,706
$ 663,272
11,833
13,252
$ 1,639,250
2,345
$ -
$ 564,796
$ 2,867,318
54,250
24,958
56,467
(2,217)
$ 114.89
54,250
$ 2,867,318
Reference
Report
06/06/2002
[1]
City of Kalispell-9
OPTION 8
CONSTRUCT NEW FIRE STATION
REMODEL [1] FLOOR OF EXISTING
Purpose: Target Budget of $2,000,000
A. Space Allocated to Fire Station
Fire
B. Space Allocated to City Hall Complex
Building
Community Development
Public Works
Finance & Water
City Administration
Common
Court
Police
Fire
C. Space Allocated to Other Locations
Parks & Recreation
FIRE STATION
Total
New
Total
CONSTRUCTION -PARTIAL REMOD OPTION
Gross Area
Gross Area
Cost
S.F.
S.F.
Cost / S.F.
City Hall Complex Building
34,219
0
City Hall Complex Building Remodeling
INC
5,853
$ 291,784
Fire Station Construction
11,833
13,252
$ 1,639,250
Other Locations Building Area
2,345
$ -
Associated Soft Costs
$ 546,222
Total Cost
$ 2,477,256
Total Gross Program Area
48,397
19,105
Total Cost Per S.F.
$ 129.67
Total Required Area F.Y.O. 2010 56,467
Total Gross 2010 Area Deficit (8,070)
N ote
[1] Parking-44
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
48,397
$ 2,477,256
Reference
Report
06/06/2002
[1]
City of Kalispell-10
OPTION 9
CONSTRUCT OFFICE BUILDING,
WHAT MAY THE CITY BUY FOR $2M
Purpose: Target Budget of $2,000,000
How Much May The City Build For $2M
A. Space Allocated to Office Building
Building
Community Development
Public Works
Common
B. Space Allocated to City Hall Complex
Finance & Water
City Administration
Common
Court
Police
Fire
C. Space Allocated to Other Locations
Parks & Recreation
Reference
Report
06/06/2002
CONSTRUCT
Total
New
Total
OFFICE BUILDING
Gross Area
Gross Area
Cost
S.F.
S.F.
Cost/S.F.
City Hall Complex Building
34,219
City Hall Complex Building Remodeling
None
-
Office Building Construction
9,277
9,277
$ 1,240,040 [1]
Other Locations Building Area
2,345
$ -
Associated Soft Costs
$ 467,585
Total Cost
$ 1,707,625
Total Gross Program Area
45,841
9,277
Total Cost Per S.F.
$ 184.07
Total Required Area F.Y.O. 2010 56,467
Total Gross 2010 Area Deficit (10,626)
N ote
[1) Reference O-A.1
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
45,841
$ 1,707,625
City of Kalispell-11
OPTION 10
PURCHASE WYCKMAN & CLASSICAL
GAS RE -VISITED
Purpose: Target Budget of $2,000,000
A. Space Allocated to Office Building
Building
Community Development
Finance & Water
City Administration
Common
B. Space Allocated to City Hall Complex
Public Works
Court
Police
Fire
C. Space Allocated to Other Locations
Parks & Recreation
Reference
Report
06/06/2002
PURCHASE WYCKMAN & CLASSICAL
Total
New
Total
GAS RE -VISITED
Gross Area
Gross Area
Cost
S.F.
S.F.
Cost/S.F.
City Hall Complex Building
34,219
City Hall Complex Building Remodeling
None
-
Wyckman Building & Improvements
19,757
19,757
$ 1,809,148
Special Site Costs -Classical Gas
$ 226,663
Other Locations Building Area
2,345
$ -
Associated Soft Costs
$ 170,440
Total Cost
$ 2,206,251
Total Gross Program Area
56,321
19,757
Total Cost Per S.F.
$ 111.67
Total Required Area F.Y.O. 2010 56,467
Total Gross 2010 Area Deficit (146)
N ote
[1) Reference O-A.1
BOTTOM LINE
TOTAL AREA PROVIDED, GROSS S.F.
TOTAL COST
56,321
$ 2,206,251
City of Kalispell-12