01/09/1984 - Minutes MINUTES
LIBRARY BOARD - SPACE NEEDS III REVIEW COMMITTEE
JANUARY 9, 1984
DURHAM TREATMENT PLANT
HALL BOULEVARD AND DURHAM ROAD
TIGARD, OREGON 97223
Call to Order - 7:15 P.M.
Members present: Dick Bendixsen, Jane Miller, Susan Mueller, Walt Munhall,
Peggy Ober, Madalyn Utz. Excused: Dorene Thomas (illness)
Walt Munhall asked Saul Zaik, Architect, to review the projects. Zaik
reviewed his role in reviewing proposals and sites, and then evaluating sites
so as to provide a means for the Board to do a final evaluation and
selection. The primary component in his evaluation was a cost analysis for
all 8 proposals. He explained that he used standardized costs and that he
projected the first phase in the first five years and the second phase in the
second five years to satisfy the projected 20 year needs. He briefly
described each proposal. He explained that the first requirement was for
23,000 square feet in 1984, which was an immediate need. Inasmuch as one
could not realistically add 2,000 or 3,000 square feet per year he assumed
that the balance (23,000 square feet) would be built in 1989.
Zaik's projections:
1. Ash Street proposal - $2,977,228.
2. Sundeleaf - $3,560,228 (to includ 72nd for Public Works) .
3. Air King - R.A. Gray - $3,280,405 (based on purchasing all land).
4. GTE - Rental - $2,963,380 (would have to build 10,350 square feet at the
same time to fulfill space requirements, i.e. library on Ruff/Davis
property and eventually building the rest of 46,000 requirement somewhere
else. "Rental forever" was possible or a purchase.)
5. 72nd Avenue Site - $3,060,172 (all up front). (Purchase and remodel.
Assume 12,000 square feet to be remodeled and then add 16,000 square feet
for expansion. Library at 18,000 square feet. Library will not fit on
police site, therefore, necessary to build new library on Ruff/Davis site
and sell Public Works and police site. Possibly delay 16,000 square foot
addition at 72nd.
Minutes - Library Board - Space Needs III Review Committee - 1/9/84
Page - 2 -
6. Sturgis - $3,413,288 (proposed buying only 3 acres (at $4.50 square feet)
and building 23,000 square feet immediately and then building additional
23,000 square feet in 1989. Sturgis indicated that it was possible on a
build-to-suit lease option at $6,000 per month. Land lease would be
$4,000 per month.).
7. Crow option (Bishop and Weigel) - $2,614,809 (differs in that it's a
remodel with 6,800 already in office space. Remodel 27,000 square feet in
1985 and finish 12,000 square feet in 1989. The Weigel lease-back merely
changes the financing.).
There was some discussion regarding Air King site in relation to Tarkanian
site. Zaik indicated that the Ruff/Davis properties came to about $3.84 per
square foot and Air King is $3.48 to $3.50. Discussion ensued on pros and
cons regarding the "point" of the Air King site. Bruce Clark, representative
of R.A. Gray, indicated their willingness to use either location (on the
"point" or further west) but originally felt that the City would prefer access
to Hall Boulevard. Zaik felt that railroad noise was not a problem and could
be controlled. Zaik also felt that the industrial area across Hall from the
site was not a detraction as far as generating noise and congestion. Zaik
pointed out that access on Hall was not necessary. It was also pointed out
that locating on the "point" or further west on Ruff/Davis/Tarkanian was not a
cost factor.
Zaik discussed 72nd Avenue regarding the phasing of the 16,000 square foot
addition in 1989 and also the addition of 3,000 square feet to the library at
that time. This would reduce up-front cost from $3 million to $2 million,
with $1 million expansion in 1989 for 72nd Avenue including library. Elevator
was included in estimates. (Also included in GTE.) Bendixsen inquired
regarding the adequacy of space at the 72nd site. Zaik replied that he was
using the City's space projections and without the 16,000 square foot addition
the space would not meet needs. Bendixsen also questioned the cost of
remodeling for police. Zaik did not penalize the 72nd site for some its
"peculiarities" regarding office arrangements. In response to a question,
Zaik replied that he used an average figure of $55 per square foot for a new
building. Hiliary MacKenzie, Sundeleaf representative, maintained that her
costs were supported at $45. She also asked if consideration had been given
to building to maximum need and then leasing out until needed. Munhall
pointed out that the City was not interested in leasing in response to voter
discomfort in last November's election. Zaik pointed out that all proposals
could be built to maximum and leased until needed. It was discovered that no
price for selling the police site had been put into the 72nd proposal. Zaik
said he would do so and revise figures. Ober questioned whether or not public
works would sell; Zaik assumed it would in 5 years.
Hiliary MacKenzie offered the information that the demolition and carting away
costs for present police and public works sites would be approximately $11,000.
Minutes - Library Board - Space Needs III Review Committee - 1/9/84
Page - 3 -
Zaik felt that the Ash Street and Sundeleaf sites were "off-beat" and
undesirable. He felt that the Air King site, moved to the west, was
desirable. The GTE building is a problem because of decentralization. 72nd
Avenue would be against best interests of present programming and would
require continued moving around. The Sturgis property was a desirable
location and people could be proud of it. The Crow site is in a good
location, but Zaik had some feelings about the wall toward the street with its
"fortress-like" feeling. He felt that Tigard is vibrant, basically commercial
and desirable as an industrial area. Tigard, a strong commercial area, has
proximity to good housing and shopping. He urged getting more interest from
commercial people. Zaik favored any of the Burnham locations, i.e., fronting
on Burnham. He felt that Ash Street and Sundeleaf sites were too far removed
from Burnham, "out of the main track". Discussion centered on developments
regarding Main Street, the park and Highway 99, as well as the future of
business in Tigard. Zaik urged trying to interest businesses like Gerber
Blades. Munhall commented on various examples of disinterest of business
development on Main Street.
Zaik asked if the Board would like for him to redo the 72nd proposal to
reflect selling of the police site? Munhall replied that he saw no reason to
explore it further other than as a Public Works site. Munhall said that he
could not vote to put City Hall on 72nd no matter how economical it is. He
could not see people taking pride in a City Hall "clear over" on 72nd. Utz
agreed. Zaik mentioned that the price on 72nd was very reasonable. Anthony
Maksym, audience maintained that he didn't believe that cities take pride in
their City Halls or police departments. He did feel that people take price in
a library and community center. He felt that buildings should serve a
purpose. He reiterated that people would not take pride in a city building
unless it was a "magnificent" structure. Kay Bates, audience, differed with
Maksym and felt that people moving in do consider these things. Zaik agreed
that a "distinguished" city should have a "distinguished" complex. Bendixsen
pointed out that 72nd is an "obscure" site and can never become the center of
the city. Zaik discussed the traffic pattern in the center of the city and
amount of usage of City Hall for average citizens.
Discussion returned to GTE. Gardner William, GTE representative, pointed out
that their proposal had only been made for the 5 to 10 year period in response
to City inquiries. Bob Wyffels, audience, said that he had submitted a
proposal including the GTE building as a 5 to 10 year proposal to give time to
make peace in the community. Maksym endorsed Zaik's proposal for a
"distinguished" project, but he felt that the square footage requirements
needed to be scaled down drastically and an interim solution be made. Then,
when Tigard gains in affluence, he continued, i.e. , when Washington Square and
Metzger come into the City, a "distinguished complex" would be appropriate,
but he doesn't think "we're at that point" and that the Library Board will
have to make the decision to cut the square footage. Munhall pointed out that
the space needs had been accepted by the Board and the Council. Maksym
disagreed. Munhall pointed out that it was "in the minutes". Maksym then
acknowledged that the space requirements may have been accepted by the
Council, but not by the voters. Maksym insisted that the Board must propose
Minutes - Library Board - Space Needs III Review Committee - 1/9/84
Page - 4 -
something scaled down, something that the voters will accept. Bendixsen
pointed out that scaling back had been done since the first proposals of the
first Civic Center and he asked how far they could go and still be
economical. Bendixsen maintained that it was not economical to build
something inadequate. More discussion ensued regarding the space needed for
each department in the first phase, as well as pros and cons regarding buying
or renting property at GTE.
Munhall asked Chief of Police Adams if he had any concerns or input on any of
the proposals. Adams had no strong feelings about any of the central
locations. He did feel that it would be advantageous to build to needs rather
than remodel. Librarian Irene Ertell was satisfied with the choice of
locations, but was concerned about adequacy of the space to begin with. She
felt it was uneconomical to move everything in another 3 or 4 years.
Bendixsen posed the question to Maksym as to whether or not the Crow site
would be accepted on the basis of merit. No answer.
Utz expressed her strong feelings against any short term proposals, especially
the GTE building. Discussion ensued regarding long term versus short term and
centralized versus decentralized. Further discussion was also concerned with
cost of buying and remodeling the GTE building. Zaik decided to revise the
figures and re-submit tomorrow (January 10, 1984).
Munhall asked Board members to vote on which proposals to continue studying:
1. Ash Street - questioned acquiring Crow acreage - dropped from
consideration.
2. Sundeleaf - continue.
3. Air-King, R.A. Gray - away from Hall Boulevard - continue.
4. GTE - continued as an alternative to centralization and/or long term
proposals.
5. 72nd - dropped - site too isolated.
6. Sturgis - continue - good site.
7. Crow options - continue - to preserve comparability.
Bendixsen felt that Crow was questionable to pursue unless the "numbers"
(costs) were particularly good.
Meeting adjourned at 9:00 P.M.
Iren E. Ertell
IEE/pn
(0163p)