civic center fit test appendices

CIVIC CENTER TEST FIT STUDY

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APPENDIX A: DESIGN CRITERIA (ALL)


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APPENDIX B: DESIGN CRITERIA REQUIREMENTS “GIVENS”


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APPENDIX C: ZONING SCHEMES


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C: ZONING SCHEMES


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D: CAMIROS DEVELOPMENT RECOMMENDATIONS


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Ross Barney Architects

City of Evanston Civic Center

SMEP Narratives March 2008

This report takes into account the

particular instructions and requirements of our client. It is not intended for and should not be relied upon by any third party and no responsibility is undertaken to any third party

Arup North America Ltd 35 East Wacker Drive, Suite 1800, Chicago IL 60601 Tel +1 312 849-5610 Fax +1 312 849-5611 www.arup.com Job number 131376

Ross Barney Architects City of Evanston Civic CenterSMEP Narratives

P:\2007\0758.00\2.0 PLANNING & ANALYSIS\2.7 REPORTS\ARUP SMEP_REV3A.DOC REP/131376/SMEP02

Arup North America LtdRev02 March 4, 2008

Contents

Page 1 Introduction 1

1.1 Building envelope efficiency 1 2 Option 1 – Renovation of Existing Building 2

2.1 Structure 2 2.2 Mechanical 4 2.3 Electrical 4 2.4 Plumbing/Fire Protection 5

3 Option 2 – Renovation of Existing Building & Addition 6 3.1 Structure 6 3.2 Mechanical 6 3.3 Electrical 7 3.4 Plumbing/Fire Protection 7

4 Option 3 – New Building on Existing Site 7 4.1 Structure 7 4.2 Mechanical 8 4.3 Electrical 8 4.4 Plumbing/Fire Protection 9

5 Option 4 – New Building on New Site 11 5.1 Structure 11 5.2 Mechanical 11 5.3 Electrical 11 5.4 Plumbing/Fire Protection 11



Page 1 Arup North America LtdRev02 March 4, 2008

1 Introduction This report gives an overview of the engineering works for Structural, Mechanical, Electrical and Plumbing Services proposed for the 4 options for the Evanston Civic Center.

The proposed scope of works is based on review of reports on various condition studies provided by the City:-

1993 HVAC Study Report

1998 Adaptive Reuse & Programming Feasibility Analysis

1999 Recommendations for Interim Mitigations

2002 Evaluation of Civic Center Roofs

2003 Comparison to Rehab or Budget for New Building

2006 Updated Analysis of Civic Center

2007 Space Study Summary of Civic Center

The proposed scope of works is described within this report below for each option. Under all options, LEED Silver certification is assumed in the design of the building and its services.

This report incorporates comments from the City of Evanston and incorporates the following garage provisions:-

Option 1 (350 parking spaces)

- 1 level under ground

- 1 surface level

- 2 levels above ground (open deck structure)


- 2 levels underground

- 1 surface level

- 3 levels above ground (open deck structure)


- 1 level underground parking which almost extends the entire area underneath the park (green roof)


- 1 level underground

- 1 level surface

1.1 Building envelope efficiency

The various options will provide varying options of building envelope efficiency which will impact size and capital cost of the Mechanical, Electrical and Plumbing (MEP) systems (and associated mechanical plant space requirements), as well as the operating efficiency of the systems which will impact on life cycle costs. Although there is insufficient detail on the




various options, we provide below comments based on experience and expectation on the various efficiencies:-

Option 1 - The existing building skin (fabric and windows) does not meet current energy codes and it is not expected that much can be done to improve the thermal properties of the skin. Therefore it is anticipated that this option will result in the largest Mechanical, Electrical and Plumbing system central plant and will result in the highest life cycle costs per unit area.

Option 2 - This option will not improve much on option 1 in terms of size of central plant and life cycle costs per unit area, though there will be an improvement as the new addition can be built with a high efficiency skin.

Option 3 and 4 - Both these options will improve considerably on options 1 & 2 as a new build will give the design team an opportunity to provide an efficient building envelope to current standards. This will reduce the size of the central plant by up to 10% compared to option 1 and will reduce the life cycle costs.

2 Option 1 – Renovation of Existing Building 2.1 Structure

In addition to the self weight of the building envelope and internal partitions, the existing structure if re-used should be capable of safely supporting the loadings for each required occupancy designation, together with any new additional loading due to installation of updated MEP systems, and it should also have an adequate period of resistance in event of a fire.

Secondary considerations include the ability to be flexible and adaptable such that the building can continue to evolve as its life extends into the future.

Provision of holes within the floor for vertical distribution of services and/or revisions to user circulation will need to be considered on an individual basis once a revised floor-plan has been optimized.

Occupancy Loads (ASCE 7-05)

General Office 70psf (50psf plus 20psf allowance for moveable partitions)

Circulation 100psf (this could be reduced to 80psf above first floor)

Areas of Congregation 100psf

Plant Space 150psf

Storage Space To be individually reviewed

Car Parking 50psf

Three distinct zones should be considered:

2.1.1 South Wing This is the oldest part of the existing structure. The structure consists of a mixture of beam and post construction, together with a significant area which appear to be constructed from loadbearing walls. Further invasive investigation may show that the walls are non-loadbearing and can be removed, however the walls’ contribution to lateral stability must also be considered. A timber floor construction spans between load bearing lines. This produces spaces which are relatively inflexible as a significant proportion of the




loadbearing/stability walls need to be retained at each level. The roof structure consists of timber roof trusses.

Previous reports have highlighted fire rating issues as a significant issue for this structure and if it cannot be economically upgraded to the required fire rating level the floor structure would need to be replaced.

In terms of load capacity, the timber floor shows signs of slight deflection over time, and careful evaluation of new loadings versus existing capacity is needed. This is all the more critical if layers of fire protection need to be added, or if the desire to match floor levels in the adjacent North Wing dictates that false floors are added on top of the existing.

The existing structure is relatively flexible to the introduction of vertical holes within floors, as long as these holes are kept away from loadbearing lines, and the overall diaphragm action of the floor can be retained.

Given the above issues it is a possibility that it may be more economic to remove the internal structure of this wing whilst retaining the historic facades, and provide a new steel frame with concrete floor within. This option could possibly re-utilize a proportion of the existing foundations on the central spine.

Refurbishment would require removal of the roof coverings and the provision of weatherproofing and a new slate roof. At this time the existing roof timbers should be repaired/replaced where necessary and any minor re-levelling can be addressed. An allowance of up to 25% replacement of roof timbers is suggested.

2.1.2 North Wing The North Wing consists of a 4 storey steel framed structure with a concrete floor cast over permanent hollow-tile forms spanning back to the steel floor beams. Existing partitions within this building which vary between solid masonry and lightweight are generally non-loadbearing (the only potential exceptions being surrounds to the stair cores), which allows a greater degree of flexibility for re-planning of internal space use. However as with the South wing the contribution of internal masonry walls to the lateral load system should be carefully considered before the removal of these walls.

There are no significant issues relating to fire protection and the structure is in a generally sound condition.

Should it be necessary to re-plan the vertical distribution cores within the building it would be necessary to provide new trimming elements fixed back to the steel frame. Where old stair/elevator cores have new suspended floors provided, an evaluation and potential upgrade of foundations would be required.

It is assumed that the current use of the roof space areas will not be changed.

2.1.3 Car Parking Structure A new car parking structure will be constructed to provide 350 spaces. In general terms it will be more cost-effective to provide this above grade, therefore the parking will consist of 1 level below grade, one surface level and 2 levels of open deck above grade.

As the parking structure is to be placed close by the existing building, the level of foundations compared to the existing basement level should be carefully coordinated to prevent undermining of the existing building which would require expensive remedial/underpinning measures. This also influenced the decision to provide only a single level of parking below ground for this scheme.




2.2 Mechanical

The condition of the existing HVAC system serving the Civic center is proving to be troublesome and is not providing the service required. This also applies to the central gas fired boiler steam plant as well as the steam radiators which are giving cause to many complaints.

Both the existing central boiler plant and HVAC system (Heat Pumps and condenser water piping system) serving the internal spaces will need to be replaced if the renovated building is to have a useful life of 25 years or so. A new boiler plant will be provided, located within the garage.

A new cooling tower has recently been installed which provides heat rejection for the heat pumps. However, it does not have sufficient capacity to provide heat rejection for the new HVAC system for the building, but it is in good condition and could be re-used within a new larger cooling/HVAC system.

The following is proposed for the renovated building:-

1. New Central water cooled chilled water plant using non-ozone depleting refrigerant

2. New Cooling tower heat rejection system serving the new water cooled chillers (the existing cooling tower will be re-used as part of this system)

3. A Gas fired, low Nox condensing boiler plant with new incoming gas supply location

4. New perimeter heating comprising of low level radiators/convectors on perimeter walls adjacent to windows

5. New floor displacement ventilation/cooling system using a floor plenum for supply air

6. New Toilet exhaust ventilation to serve the new toilets.

7. New Air Handling Units (located within the roof void) to treat outside and recirculated air which will distribute conditioned air via sheet metal ductwork via a series of vertical duct risers to serve each room/space. The Air Handling Units will be served with chilled water and heating hot water from the central chilled water plant and central gas fired boiler plant.

8. A new controls installation to control all the new equipment and provide economizer cycles for free heating/cooling as appropriate to minimize energy consumption.

The new 305 space parking garage will be provided with mechanical ventilation for the 1 level below ground in accordance with building codes.

The location of the existing gas boiler plant will be demolished and a new incoming gas supply will be determined and located to suit the new boiler plant within the parking garage.

2.3 Electrical

The existing electrical distribution system, although of sufficient capacity to handle a newly renovated building, is beyond its useful life. Our recommendation is to replace the existing distribution system at the time of renovation to ensure a quality electrical supply for years to come. From an equipment standpoint, this will be the easiest time to remove and replace large pieces of electrical switchgear. In addition, a replacement of the electrical system will allow flexibility for future space planning.

The new electrical distribution system should be a 2000A, 480/277V, 3-Phase, 4-Wire system. This will allow for a consolidation of existing utility feeds into one service. The capacity would be sufficient for current good office building standards, while also having the




capacity to handle lighting for the parking garage, and taking into consideration future load growth.

Power distribution throughout the building will be at 480/277V and 208/120V (via dry-type step down transformers) by cable feeders in conduits. The distribution system will be as follows:

277V/480V

• 480V, 3-Phase, 3-Wire for all motor loads 3/4 horsepower and larger (Mechanical equipment)

• 277V, 1-Phase for fluorescent lighting and HID fixtures (to minimize cable sizes)

120V/208V

• 208V, 1-Phase or 3-Phase for special equipment

• 120V, 1-Phase for receptacle outlets, incandescent light fixtures and motors smaller than 1/2 horsepower.

New Electrical risers will be provided for vertical power distribution for lighting, receptacle power and mechanical equipment.

A new motor control center will be provided for consolidated mechanical equipment within a central plant.

A central grounding system will be provided for all switchboards. All grounded busses from switchboards, transformers, busways and panelboards will be connected at a central ground bus in the main electrical room.

We recommend all existing lighting, receptacles and all other electrical equipment be removed and replaced during renovation.

The new lighting system will include:

• Normal office lighting

• Egress Lighting and illuminated exit signs (battery pack units)

• Exterior lighting for security and parking

Power will be provided to all light fixtures. Wall mounted switches, motion sensors and/or dual-level switching will be provided as required for all program areas. Energy efficient lamps such as compact fluorescent, energy saving fluorescent and HID lamps will be specified as well as incandescent lamps. Electronic ballasts for fluorescent lamps will also be provided.

General office power equipment will be fed from floor level. The intent is to utilize an underfloor, modular power distribution system for office receptacles and telephone/data cabling. This type of system will allow for future flexibility and ease of installation.

A back-up generator will not be required to meet code for normal engineering systems. However, if one is required for the clients’ processes, then one will be provided to suit the process.

2.4 Plumbing/Fire Protection

It is assumed that the existing toilets will be extensively renovated and as such new plumbing services will be provided. It is assumed that new risers for drainage and water services will be provided.




The existing level of fire protection provided within the existing building will be maintained, with new sprinkler services provided throughout as per requirements of current Chicago building codes. The automatic sprinkler system will be in compliance with NFPA 13 and comprise pendant sprinkler heads in areas with ceilings and sidewall heads in areas with no ceilings.

Sprinkler design densities and areas of application will be provided per NFPA 13 unless Owner’s insurance underwriters’ requirements are more stringent.

3 Option 2 – Renovation of Existing Building & Addition 3.1 Structure

This solution will adopt the strategy outlined in Option 1 above for the adaptive re-use of the North and South Wings, and provide some additional space by means of a new-build extension to the Northern end of the building. The one difference being that the re-roofing of the existing structure (together with that over the extension) would utilize a standing seam metal roof system rather than slate.

Any new-build extension on the site should consider issues of relative movement between old and new structures, have foundation solutions which wherever possible mitigate the need to revise or upgrade the existing building footings, be flexible and adaptable, and should be designed to allow the extension to be constructed whilst maintaining maximum occupation of the existing buildings.

Occupancy Loadings will be as previously defined.

3.1.1 Car Parking Structure A new car parking structure will be constructed to provide 405 spaces. As the footprint available for the car parking has been reduced by the inclusion of the new build wing, and it is not desirable to increase pedestrian travel distances, this will be provided over 6 levels, 2 below ground, 1 surface level and 3 levels of open deck structure above grade. As this structure has 2 levels below grade the issue of undermining of the existing building foundations becomes more critical, and a small offset of the structure from the existing will be required to avoid both costly underpinning works, and/or expensive temporary works during construction.

3.1.2 New Build Extension The structural form of the new extension will be a response to the architectural requirements for the spaces to be located within this zone. Wherever possible economic structural grids should be utilized, with column positions coordinated to allow maximum future flexibility of space. It is envisioned that floor to floor heights will match the existing building, which are fairly generous by modern standards, thus enabling incorporation of MEP with structural frame without the need to squeeze overall floor construction depths. The downside of matching floor heights would be the need to provide more perimeter façade, so optimization of cost for this element should be considered a high priority. As the space is free from the constraints highlighted for the rest of the development, it would be ideal to site new vertical distribution cores within this element of the works if practicable. Typical solutions for this zone would be a concrete or steel framed building with concrete suspended floor slabs.

3.2 Mechanical

The new addition will be provided with the same level/quality of Mechanical services as that being provided within the Renovation.




The new addition will be suitably zoned to provide suitable control and distribution.

The Chilled water installation will be slightly larger to serve an overall larger square footage.

3.3 Electrical

The new addition will be provided with the same level/quality of Electrical services as that being provided within the Renovation.

A larger electrical intake will be required to cover the new addition as well as the existing.


The new addition will be provided with the same level/quality of plumbing/fire protection services as that being provided within the Renovation.

4 Option 3 – New Building on Existing Site 4.1 Structure

The provision of a new-build town hall and parking garage allows for maximum efficiency of space usage versus current need, and the provision of a building which incorporates up-to-date levels of comfort and flexibility.

Site constraints preclude the retention of the existing building during construction of the new town hall, and this to an extent will make the task of construction easier.


4.1.1 New Build Town Hall The structural form of the new build town hall will be a response to the architectural requirements for the spaces to be located within. Wherever possible economic structural grids should be utilized, with column positions coordinated to allow maximum future flexibility of space. Floor to floor heights should be minimized within the restraints dictated by coordination with MEP services in order to reduce envelope costs.

A structure which is generally 6 to 8 floors in height or less is likely to prove the most economic in terms of structural cost, and this should also enable relatively inexpensive foundation solutions to be adopted (i.e. the use of caissons could be avoided). There is sufficient space on this site to allow for this, and the proposed scheme consists of a 5 story building with concrete mat foundation.

Typical solutions for this building would be a concrete or steel framed building with concrete suspended floor slabs. Wherever possible braced frame/shear wall solutions should be adopted, as this would provide economy over moment frame solutions.

A lightweight reflective membrane roof would provide an economic solution for the new building.

4.1.2 Car Parking Structure A new below ground car parking structure will be constructed. The parking within this structure will be entirely located below ground with a green roof provided at ground level. A total of 405 spaces will be provided.




4.2 Mechanical

The new building will be provided with heating and comfort cooling to provide an environment in keeping with a good standard office environment. The system will be flexible and energy efficient and meet current energy codes.

With a silver LEED certification being pursued, the energy efficiency will need to be at least 14% better than the minimum energy compliance requirements. This will place requirements on ensuring that the new building envelope exceeds the minimum building code requirements and as such it is assumed that it will use efficient glazing and improved insulation on walls and roofs.

In keeping with providing energy efficient systems, the following is proposed:

1. A Central water cooled chilled water plant using non-ozone depleting refrigerant

2. A Cooling tower heat rejection plant serving the new water cooled chillers (the existing cooling tower will be re-used as part of this system)

3. A Gas fired, low Nox condensing boiler plant with new incoming gas supply location

4. Perimeter heating comprising of low level radiators/convectors on perimeter walls adjacent to windows

5. Floor displacement ventilation/cooling system using a floor plenum for supply air

6. Toilet exhaust ventilation to serve the new toilets.

7. Air Handling Units to treat outside and recirculated air which will distribute conditioned air via sheet metal ductwork via a series of vertical duct risers to serve each room/space. The Air Handling Units will be served with chilled water and heating hot water from the central chilled water plant and central gas fired boiler plant.

8. A building management controls installation to control all the new equipment and provide economizer cycles for free heating/cooling as appropriate to minimize energy consumption.

The single level below ground garage is assumed to be provided with suitable openings on opposite sides of the garage to enable natural ventilation to be provided to remove motor vehicle exhausts per code requirements.

Central Plant space will be located within the new building.

The existing gas boiler plant will be demolished and a new incoming gas supply will be determined and located to suit the new building.

4.3 Electrical

An electrical service, coordinated with the utility company, will be provided within the new building.

The electrical distribution system should be a 2500A, 480/277V, 3-Phase, 4-Wire system. The capacity would be sufficient for current good office building standards, while also having the capacity to handle lighting for the parking garage, and taking into consideration future load growth.

Power distribution throughout the building will be at 480/277V and 208/120V (via dry-type step down transformers) by cable feeders in conduits. The distribution system will be as follows:

277V/480V




• 480V, 3-Phase, 3-Wire for all motor loads 3/4 horsepower and larger (Mechanical equipment)

• 277V, 1-Phase for fluorescent lighting and HID fixtures (to minimize cable sizes)

120V/208V

• 208V, 1-Phase or 3-Phase for special equipment

• 120V, 1-Phase for receptacle outlets, incandescent light fixtures and motors smaller than 1/2 horsepower.

Electrical risers will be provided for vertical power distribution for lighting, receptacle power and mechanical equipment.

A motor control center will be provided for consolidated mechanical equipment within a central plant.

A central grounding system will be provided for all switchboards. All grounded busses from switchboards, transformers, busways and panelboards will be connected at a central ground bus in the main electrical room.

The new lighting system includes:

• Normal office lighting

• Egress Lighting and illuminated exit signs (battery pack units)

• Exterior lighting for security and parking

Power will be provided to all light fixtures. Wall mounted switches, motion sensors and/or dual-level switching will be provided as required for all program areas. Energy efficient lamps such as compact fluorescent, energy saving fluorescent and HID lamps will be specified as well as incandescent lamps. Electronic ballasts for fluorescent lamps will also be provided.

Maximum use of daylighting will be considered in the design of the building envelope and in the design of the artificial lighting system/controls to minimize energy use.

General office power equipment will be fed from floor level. The intent is to utilize an underfloor, modular power distribution system for office receptacles and telephone/data cabling. This type of system will allow for future flexibility and ease of installation.

A back-up generator will not be required to meet code for normal engineering systems. However, if one is required for the clients’ processes, then one will be provided to suit the process.


Storm Water Drainage Systems

Storm water drainage will be provided to comply with applicable building codes, including the provision of storm water retention.

Sanitary Drainage and Vent Systems

Plumbing fixtures will be drained by gravity through soil, waste and vent stacks, house drains and house sewers, to municipal sewers.

Vertical stacks will be provided behind each group of plumbing fixtures.




Where plumbing fixtures below house sanitary drainage system level is required, these will be drained by gravity to a sump containing duplex sewage ejectors and pumped into gravity house drain.

Drains will be provided in parking areas and will be connected to a triple garage basin assembly to prevent any discharge of oils or other hydrocarbons to the city sewers

Domestic Water Supply Systems

A metered service to the building will be extended from the municipal water main in street. Water will be distributed through mains, risers, and branches to plumbing fixtures and equipment.

System operation will be under pressure provided by a variable speed booster pumping system as required.

Hot water will be provided local electric water heaters. Analysis will be carried out to determine if a cost benefit can be achieved by a central gas fired Hot water plant located at roof level (to simplify flueing arrangements). In such a case, vertical distribution will be via flow and return pipework in chases, with temperature maintained throughout the system by use of a recirculating piping system incorporating duplex in-line circulating pumps.

Irrigation Systems: Appropriate valved and capped connections will be provided for irrigation system.

Natural Gas System

Natural gas will be extended from gas meter and distributed through mains, risers and branches to required outlets and equipment such as boilers and hot water heaters.

Fire Protection

A separate metered service to the building will be extended from municipal water main in street and connected to the building’s fire suppression system.

System operation will be under pressure provided by an electric fire pump located at the building’s lowest level.

The fire pump will be supplied with back-up power from the building’s standby generator.

A class1, dry standpipe system will be provided and consist of vertical risers located in each required exit stair.

2-1/2 inch hose valves for fire department use will be provided on each standpipe at each floor level.

Standpipe will be a wet pipe type with supply valve open and under water pressure at all times and cross-connected to fire department inlet at street.

All standpipes will be interconnected at the lowest level.

An automatic sprinklers system in compliance with NFPA 13 and comprise pendant sprinkler heads in areas with ceilings and sidewall heads in areas with no ceilings will be provided.

Sprinkler design densities and areas of application will be provided per NFPA 13 unless Owner’s insurance underwriters’ requirements are more stringent.




5 Option 4 – New Building on New Site 5.1 Structure

The provision of a new-build town hall would allow for maximum efficiency of space usage versus current need, and the provision of a building which incorporates up-to-date levels of comfort and flexibility. A specific site has not yet been identified for this option.


5.1.1 New Build Town Hall The structural form of the new build town hall will be a response to the architectural requirements for the spaces to be located within. Wherever possible economic structural grids should be utilized, with column positions coordinated to allow maximum future flexibility of space. Floor to floor heights should be minimized within the restraints dictated by coordination with MEP services in order to reduce envelope costs.

As the site is unknown, it has been assumed that a mid-rise structure will be constructed, consisting of 8 levels. This will have some impact on structural cost which may be in the order of 5-10% per square foot higher than for a low-rise building of the same floor area, however this is likely to be offset by a reduced cost for the land purchase

Typical solutions for this building would be a concrete or steel framed building with concrete suspended floor slabs. Wherever possible braced frame or frames braced from a structural core should be adopted as a solution, as this would provide increased economy over moment frame solutions. A lightweight reflective membrane roof would provide an economic solution for the new building. The cladding to the walls would need to respond to the specific site and surroundings.

The incorporation of an amount of car parking within this new building should be carefully managed to ensure that the differing dictates of economic structural grid do not introduce inefficiency into the scheme.

5.1.2 Car Parking Structure A new car parking structure will be constructed, with one level of parking below ground and one surface level. A total of 405 spaces will be provided. This could possibly be located partially below the footprint of the new Town Hall Offices, but as noted above this should not be allowed to compromise the efficiency of the main structural grid. Should the parking project beyond the footprint of the building, the top level will be open deck parking.

5.2 Mechanical

The level of mechanical services provision will be as per option 3 with the exception of the following:-

1. Demolition of boiler plant will not be necessary

2. Re-use of existing cooling tower to be considered depending on feasibility of transport/storage to new site.

5.3 Electrical

The level of electrical services provision will be as per option 3.


The level of plumbing/Fire Protection services provision will be as per option 3.


98 March 18, 2008

F: ESTIMATED RELOCATION COSTS


Estimated Property Tax Increment Projections

TIF Year 1 2 3 4 5 6 7 8 9 10 11 12Net Present Value Levy Year 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020

Discount Rate* 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 20215.3%

Options 1 and 2 w/ New R-3 and R-4Two-Family on R-3 parcel, Townhouse on R-4 parcel $7,181,617 $0 $11,324 $105,184 $237,229 $418,756 $543,392 $575,313 $586,819 $598,555 $610,526 $622,737 $635,192 $647,896SFD on R-3 parcel, Townhouse on R-4 parcel $8,010,145 $0 $11,324 $123,912 $268,441 $474,937 $607,064 $640,259 $653,064 $666,125 $679,448 $693,037 $706,897 $721,035

Option 3 w/ New R-3 & R-4Two-Family on R-3 parcel, Townhouse on R-4 parcel $9,967,275 $0 $16,120 $124,642 $311,956 $545,798 $749,595 $804,680 $820,774 $837,189 $853,933 $871,012 $888,432 $906,200SFD on R-3 parcel, Townhouse on R-4 parcel $10,712,950 $0 $16,120 $141,496 $340,047 $596,361 $806,900 $863,131 $880,394 $898,002 $915,962 $934,281 $952,967 $972,026

Option 4a w/ Existing Bldg. Rehabbed & New R-3Condominium Conversion, Two-Family on R-3 parcel, Townhouse on R-4 parcel $12,234,711 $0 $11,324 $105,184 $237,229 $554,330 $769,349 $982,037 $1,047,773 $1,068,728 $1,090,103 $1,111,905 $1,134,143 $1,156,826Condominium Conversion, SFD on R-3 parcel, Townhouse on R-4 parcel $12,725,933 $0 $11,324 $123,912 $268,441 $610,512 $833,022 $1,030,461 $1,080,483 $1,102,093 $1,124,135 $1,146,618 $1,169,550 $1,192,941

Option 4b Demolish Existing Building & Build New R-3 & R-4Two-Family on R-3 parcel, Townhouse on R-4 parcel $13,186,899 $0 $6,972 $105,184 $175,307 $544,325 $738,914 $1,051,096 $1,149,900 $1,172,898 $1,196,356 $1,220,283 $1,244,689 $1,269,583SFD on R-3 parcel, Townhouse on R-4 parcel $14,015,427 $0 $6,972 $123,912 $206,519 $600,507 $802,586 $1,116,042 $1,216,145 $1,240,468 $1,265,277 $1,290,583 $1,316,394 $1,342,722

TIF Year 13 14 15 16 17 18 19 20 21 22 23 24Levy Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032

2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Total

Options 1 and 2 w/ New R-3 and R-4Two-Family on R-3 parcel, Townhouse on R-4 parcel $660,853 $674,071 $687,552 $701,303 $715,329 $729,636 $744,228 $759,113 $774,295 $789,781 $805,577 $821,688 $14,456,348SFD on R-3 parcel, Townhouse on R-4 parcel $735,456 $750,165 $765,168 $780,472 $796,081 $812,003 $828,243 $844,808 $861,704 $878,938 $896,517 $914,447 $16,109,543

Option 3 w/ New R-3 & R-4Two-Family on R-3 parcel, Townhouse on R-4 parcel $924,324 $942,811 $961,667 $980,901 $1,000,519 $1,020,529 $1,040,939 $1,061,758 $1,082,993 $1,104,653 $1,126,746 $1,149,281 $20,127,453SFD on R-3 parcel, Townhouse on R-4 parcel $991,467 $1,011,296 $1,031,522 $1,052,152 $1,073,195 $1,094,659 $1,116,553 $1,138,884 $1,161,661 $1,184,894 $1,208,592 $1,232,764 $21,615,328

Option 4a w/ Existing Bldg. Rehabbed & New R-3Condominium Conversion, Two-Family on R-3 parcel, Townhouse on R-4 parcel $1,179,962 $1,203,561 $1,227,633 $1,252,185 $1,277,229 $1,302,774 $1,328,829 $1,355,406 $1,382,514 $1,410,164 $1,438,367 $1,467,135 $25,094,690Condominium Conversion, SFD on R-3 parcel, Townhouse on R-4 parcel $1,216,800 $1,241,136 $1,265,958 $1,291,278 $1,317,103 $1,343,445 $1,370,314 $1,397,720 $1,425,675 $1,454,188 $1,483,272 $1,512,938 $26,013,319

Option 4b Demolish Existing Building & Build New R-3 & R-4Two-Family on R-3 parcel, Townhouse on R-4 parcel $1,294,974 $1,320,874 $1,347,291 $1,374,237 $1,401,722 $1,429,756 $1,458,351 $1,487,518 $1,517,269 $1,547,614 $1,578,566 $1,610,138 $27,243,820SFD on R-3 parcel, Townhouse on R-4 parcel $1,369,577 $1,396,968 $1,424,908 $1,453,406 $1,482,474 $1,512,123 $1,542,366 $1,573,213 $1,604,678 $1,636,771 $1,669,506 $1,702,897 $28,897,015

Assumptions*Discount rate based on City's bond rate as of October 2007. Non-taxable: 4.8%; Taxable: 5.8% for average of 5.3% The following assumptions were made regarding the timing of the property going on to the tax rolls. Year 1 is in 2009.

In Year 1, property is assessed as vacant land with an assessed value at $20,000 per acre.In Year 2, property is assessed at 30% of its residential value.

Property sales price annual inflation rate from 2008 to the opening date. 2.0% In Year 3, property is assessed at 50% of its residential value.In Year 4, it is assessed at 90% of its residential value.

Options have different dates at which property is sold and developed depending on when the City will be able to vacate all or a portion of the property. In Year 5, it is assessed at 100% of its residential value.Options 1 and 2: R3 development starts early 2009 and is finished early 2010. R4 development starts early 2010 and is finished mid-2011.Option 3: Development of R-3 section starts in 2009 and is finished end of 2010. Development of R-4 section starts mid- 2009 and is finished early 2012.

Option 4b: Development of R-3 section starts early 2009 and is finished early 2010. New development on the demolished Civic Center building site starts late 2011 and is completed early 2014.

2.0%

TIF Property Tax Increment

Collection Year

Collection Year

Property tax revenue annual inflation rate based on City of Evanston's TIF revenue projections once property is fully assessed.

Option 4a: Development of R-3 section starts early 2009 and is finished early 2010. R-4 development starts early 2010 and is finished mid- 2011. Existing building redevelopment starts mid- 2011 and is finished late 2012.

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H: EVANSTON PARKING ANALYSIS


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civic center fit test appendices

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