RiNo Park Buildings Business Case Analysis July 10, 2017 1
Purpose and Goal The public indicated a strong desire to keep and reuse RiNo Park buildings during the park planning process. The City of Denver s North Denver Cornerstone Collaborative and the Parks and Recreation Department worked with ArLand Land Use Economics and Artspace to provide a Business Case Analysis in early 2017 to answer the following questions. Goals for Business Case Analysis Should the City keep the buildings? What is the potential fiscal impact to the City? How would the buildings benefit the public and fill a public service need? Are there opportunities for partnerships?
Area Improvements The park is in the middle of a rapidly redeveloping area with a number of public improvements planned. The River North Park (RiNo Park) is slated for construction in 2018-2019.
Existing Conditions (The proposal is to renovate and adaptively use this building) (The proposal is to partially demolish, renovate and adaptively use two portions ) Existing Site (Includes two city-owned properties with two existing buildings) There are two existing buildings on the RiNo Park site. Originally, the Interstate Building was to be retained as a park amenity while the Police Services Building was to be demolished.
Future RiNo Park Buildings Bldg #1 2,400 SF Bldg #3 3,500 SF with 3,250 SF pavilion Bldg #2 7,000 SF The preferred park concept design (retaining both buildings) results in the Police Services building getting partially demolished and becoming 2 separate buildings (Building #1 and #2) with a plaza between the buildings. The Interstate building (Building #3) is redeveloped into space with a indoor / outdoor pavilion / plaza area. 5
Local Market Snapshot As a part of the analysis, a local market snapshot was completed to evaluate current, proposed, and recently completed developments in the area. As of November, 2016 there were 81 site development plans and major projects in the RiNo area: Commercial 26% Mixed-Use 16% Multi-Family Residential 46% Office 11% Significant number of recently completed and planned developments in RiNo District indicate there is a strong market for commercial and non-commercial uses of the buildings. 6
Preferred Building Scenarios Preferred Scenario based on Public Feedback Received in 2015-2016 Building #1 Food and Beverage Building #2 Maker / Creative / Artist Space Conceptual design of the park included initial conversations with the public about potential building uses and their relationship to the park space. Building #3 Event and Office Space Building #3 Events & Office Space - All weather/all season rental space for events on the first floor - Occupiable and leasable office space on the second floor Building #1 (partial demo) Food & Beverage or - Outdoor patio on the park - Active edge along 35 th Street - Activated morning, noon and evenings Building #2 (partial demo) Maker/Creative/Artist Space - Library & community space or creative artist space 7
Estimated Capital Construction Costs for All Three Buildings (Worst Case) As part of the Business Case Analysis, estimated construction costs were developed based on a preliminary concept of the of the existing buildings by the project architect, staff review and individual interviews, including: Public Works Capital Projects Management Facilities Division of Real Estate Parks Department Third Party Architect & Project Consultant NDCC Denver Public Library Boulder and Colorado Springs Public Library Artspace Interviews with businesses and developers in River North *These costs are preliminary and do not reflect the final project costs. Additional due diligence and costing will be conducted. 8
Building Scenarios - Each of the buildings was analyzed separately for their market and financial feasibility based on the potential land use identified in the initial park planning process. - Each of the buildings was analyzed assuming a market rate user as well as a potential nonprofit user, Interviews were conducted with representatives in each category. - The follow section describes each of the buildings, the market feedback received, the opportunities and challenges. Based on results from the financial analysis, various scenarios were created based on potential user characteristics. 9
Building #1 Food & Beverage Market Feedback - Private interest from Food and Beverage - Financially breaks even in Year 15 (Market Rate Scenario) - While the City has no funding for construction, this analysis assumes that the costs of core & shell construction and tenant finish costs are split between the City and a non-city entity - Opportunities: - Park amenities are very desirable - Can serve future area development and growth - Beer / wine / alcohol - Job training nonprofits are also interested but heavily dependent on outside funding. Would need to be heavily subsidized - Possible phasing: - Building #1 can be a later phase after park is complete - Suggestion to start inexpensively with a grill rather than a full commercial kitchen - Challenges: - Lack of parking can potentially be a hindrance for some Food & Beverage categories - Trash and truck service access areas required for restaurant use needs to be addressed in the design 10
Market Rate Gross restaurant revenues based on average of City golf course concessions, interviews with restaurants, and industry research Rent is $23 psf (below market) but feasible for restaurant tenant. Assumes a 5% Vacancy Rate The City has no identified funding. Analysis assumes that core & shell and tenant finish costs are split between the City and a non-city entity Assumes that tenant pays all operating expenses (approx. $6.15 psf). Scenario assumes properties are public and therefore pay no property taxes. Financially breaks even in Year 15 (pay back of Capital included) Nonprofit Restaurant revenues and expenses based on actual nonprofit restaurant model operating in RiNo district currently ($100-$150K) Rent is 8% of Gross Revenues No vacancy assumption The assumption is that nonprofit organizations do not have the resources for building construction. While the City has no identified funding for building construction, the analysis assumes that the building is made available to the nonprofit. The tenant contributes $600 per month toward operating expenses.. No pay back NOI of $40K annually NOI of $3,500 Building #1 Food & Beverage Assumptions 11
Building #2 Maker/Creative/Artist Space Market Feedback - Strong community support for using the space for creative / artistic needs - Denver Public Library (DPL) is exploring offering clean makers space [a]. Location helps fill a DPL service gap and encourages park activation - There is also strong demand for affordable artists space in the community. Alternative non-dpl scenario assumes affordable studios / workspace with revenues covering administrative expenses. - Opportunities: - Potential donation and partnership opportunities for potential DPL space - Administrative costs for both scenarios could be offset by volunteers - Challenges: - High operational costs for DPL [a] Clean maker space is computer / video / recording / some crafts. 12
Building #2 Public Library Makers Space DPL Vision Library Mission The Denver Public Library (DPL) connects people with information, ideas and experiences to provide enjoyment, enrich lives and strengthen our community. Vision An inspired and engaged Denver. Need Current library service gaps: RiNo and Globeville Community has stated desire for library presence and public creation and community spaces Library can provide nontraditional library service while still providing access to collections, Internet and other library resources and work with community partners to deliver community creation, learning and connection opportunities for relatively low cost in this location Library presence will help activate the park by providing active, creative programming for all ages inside and outside, working with partners and having staff and customers observing park activities Alternatives a) Lease from commercial tenant b) Build new library = $14,000,000+ in capital costs and much higher operating costs Denver Public Library (DPL) Library estimated annual operating costs for potential RiNo Park location: 5.5 FTE = $330,706 Additional costs (collections, equipment, programs, etc.): $160,000 Assumes 48 hour service (minimum current standard) DPL Building Assumptions: 5,000 square feet Does not include custodial or maintenance, so either need to increase staffing or pay for external maintenance service Operating costs could increase or decrease depending on community programming needs. Next step would be to identify specific focus areas. 13
Building #2 Public Library Makers Space Comparison & Assumptions Colorado Springs Public Library Approximately 2,832 sf; adjacent to large common area (not included in calculation) Studio C: 4 FTE Creative Computer Commons: 9.5 FTE Equipment and Machines: $50K Boulder Public Library Used existing office / workshop space in the back of the original 1961 library building 1,408 square feet Library Foundation paid for equipment furnishings and raw material for 1 st year Library paid for infrastructure upgrade: $35K Equipment (one time): $121K Laser Cutter CNC Machine Other Major Equipment Textiles, Glass, Ceramics, Soldering, Screen Printing $7K Computers and Software Tech and Electronics Furnishings Minor Equipment Operations Annual staffing $187K 2 FTE, 2 PT, 1-3 volunteers The FTEs were moved from other departments Program Materials $10K Annually Open Wednesday-Sunday (20 hours per week) Average 34 programs per month $110 psf for infrastructure updates and equipment, however, in existing functioning building 14
DPL Strong interest in clean makers space and serving the broader community No charge to community; DPL library card City has no current allocated funding to pay for core, shell, tenant finish and ongoing operating expenses Capital Costs estimated at $1.9 million Building #2 Maker/Creative/Artist Space Assumptions Artists / Creatives Space Increasingly strong demand for affordable maker / creative space in RiNo area as area prices increase Assumes rental fees equivalent to approximately $18.50 per square foot with 5% vacancy assumptions City has no current allocated funding to pay for core, shell and tenant finish construction Capital Costs estimated at $1.9 million Net annual operating loss of $535K Net Operating Income of $0 Staffing is estimated at $330,000 annually. Equipment, programs, etc. are estimated at $160,000 annually. Building costs are estimated at $42,900 annually Opportunities: - RiNo BID indicates substantial donation opportunity to fund capital improvements for this purpose Library alternatives include: - Lease space from commercial landowner - Build new library - $14 Million + in capital and much higher operating costs Assumes that rental fees cover building operating expenses of $7.63 per square foot or about $53,400 in annual building expenses and management / administrative costs of about $30,000. It is assumed that artists / creatives would provide their own supplies and equipment. NA NA 15
Building #3 Events & Office Space Market Feedback - Heavy demand for larger Parks and Recreation event / pavilion space - Office interest from BID - City has no allocated funding. Analysis assumes that a source is found to pay for core & shell, tenant finish for event space and outdoor pavilion and portion of office space - Financially breaks even (worst case) - Opportunities: - Pavilion space will be indoor / outdoor - Modeled on City Park Pavilion but planned as all weather space with year round use - Continuing homeless issue in area. Office space user would help provide eyes on the park - Challenges: - Lack of parking for upper-level office space tenants 16
Building #3 Events & Office Space Assumptions Market Rate Assumes event space on 1 st floor of building and in pavilion area operated by City Parks and Recreation Department. Assumes market rate office tenant on 2 nd floor. Nonprofit Assumes event space on 1 st floor of building and in pavilion area operated by City Parks and Recreation Department. Assumes nonprofit / affordable office tenant on 2 nd floor. Net event space revenues and expenses based on City Park Pavilion with an increase based on recent changes to Parks fee policy ($74,000). Assumed an annual growth rate of 0.5% instead of 3% Tenant pays $31 psf NNN (market) and 1/3 rd of operating expenses. Operating expenses estimated at $6.63 per square foot. Financially breaks even in Year 16 (pay back of capital included) Same as market rate NOI of $80K NOI of $50K Tenant pays $18.50 psf and an unidentified source pays for operating expenses (Per interview with Denver Shared Spaces) Operating expenses estimated at $6.63 per square foot. $1.8 Million initial capital costs. Financially breaks even in Year 35 17
All Three Buildings Market Rate Summary Building #1 Food & Beverage - Building capital costs:$970,000 - Annual operating costs (annual): $14,700 - Potential annual revenues: $42,400 Building #2 Maker/Creative/Artist Space - Building capital costs: $1.9 million - Annual operating costs $53,400 - Potential annual revenues: $56,600 Building #3 Event and Office Space - Building capital costs:$1.8 million - Annual operating costs: $44,800 - Potential annual revenues: $115,200 18
All Three Buildings Primarily Market Rate User Summary Building 1 Food & Beverage Building 2 Maker/Creative/Artist Space Building 3 Event and Office Space Capital Costs Library Programming & Equipment Costs Annual Building Operating Costs Annual Potential Revenues ($970,000) -- ($14,700) $42,400 ($1,900,000) $0 [1] ($53,400) $56,600 ($1,800,000) -- ($44,800) $115,200 TOTAL ($4,670,000) $0 ($112,900 ) $214,200 [1] Non DPL scenario where it is assumed that artists / creatives provide their own equipment 19
All Three Buildings Non-Profit Summary Building #1 Food & Beverage - City capital costs:$970,000 - Annual operating costs: $14,700 - Potential annual revenues: $11,900 Building #2 Library (DPL) Creative Space - City capital costs: $1.9 million - Annual operating costs:$42,900 - Potential annual revenues: $0 - Program Expenses: $490,000 Building #3 Event and Office Space - City capital costs:$1.8 million - Annual operating costs:$44,800 - Potential annual revenues: $98,600 20
All Three Buildings Primarily Non Profit User Summary Building 1 Food & Beverage Building 2 Library Creative Space Building 3 Event and Office Space Capital Costs Library Annual Program-ming & Equipment Costs Annual Building Operating Costs Annual potential revenues ($970,000) -- (14,700) $11,900 ($1,900,000) ($490,000) ($42,900) $0 ($1,800,000) -- ($44,800) $98,600 TOTAL ($4,670,000) ($490,000) ($102,400) $110,500) 21
Recommendations Recommendations Why? - Preserve the opportunity to keep the buildings Strong public support for keeping the buildings. They complement the park and provide public benefit - Seek opportunities to fund raise and establish a process for partnerships Interviews indicate the potential for private donors, other sponsorships, and partnerships to help pay for building redevelopment, operations and maintenance - Continue to refine building site plan There is a need to address parking, delivery and service issues with all buildings - Refine cost estimates, complete additional due diligence, and evaluate phasing Current cost estimates assume that all 3 buildings are redeveloped at once. More detailed building evaluation and cost estimates should be conducted incorporating the potential for phasing which may be contemplated depending on funding availability, tenant readiness and other RiNo area infrastructure improvements - Prioritize Building #3 Large event space is needed within City; at least one market rate office tenant is interested - Continue working with DPL on clean space and programming needs in Building #2 - Refine food & beverage program in Building #1 Building #2 can help provide affordable maker space as well as serve the larger Elyria-Swansea library needs. Interest on part of workforce training tenant is heavily dependent on funding availability. Market rate tenants would like to start slow (no heavy investment in commercial kitchen) to test the market. 22