Title
Bethel Garage (B)
Explanation
The Bethel Garage is a historic building located at the intersection of Southeast 1st Street and Southeast 1st Avenue, directly adjacent to the Downtown Plaza. Until September 2007, the building housed ticketing operations related to the RTS transfer station that was formerly located at the Plaza. However, the ticketing office (as well as the adjacent bus stop) has recently been relocated to the new RTS transfer facility at Depot Avenue. The CRA is therefore examining the redevelopment potential of the Bethel Station. The building's location in the heart of Downtown, proximity to other attractions, and prominent visibility contribute to a high redevelopment potential. For these reasons, the CRA has requested to be the lead agency in Bethel Station redevelopment. The City Commission approved this request on September 24, 2007.
The building is unique in design and is designated on the Local Historic Register. As such, staff does not anticipate or plan that redevelopment of the site will alter the external appearance of the Bethel structure. The interior of the structure will require significant changes. The building itself is quite small, and the interior space totals less than 500 square feet. Due to the size of the space, it is recommended that the site potentially be redeveloped into a food service establishment; however other uses may also be considered. The structure's interior will require remodeling. Currently half of the interior space is occupied by two identical bathroom stalls. Because the building's interior is so small, it is recommended that one bathroom will be removed and, along with the current office area, will be converted into a new workable floor area. This area would comprise a kitchen if a restaurant/cafe use is chosen for the site. Customers could then order food to take off site, eat at outdoor seating provided under the building's front canopy, or eat in additional seating areas adjacent to and behind the building. The existing seating area to the rear of the Bethel Station would also receive new fixtures and this space will contribute additional seating area to support the new business, if the site is redeveloped as a restaurant. CRA staff has worked with a consultant to address the feasibility of redevelopment of the Bethel Station. According to the consultant, the building requires repairs to address the following issues: leaking roof, damaged ceiling tile, inadequate electrical system, inadequate air conditioning unit, deteriorating woodwork and exterior paint, and deteriorating (adjacent) bus shelter. These repairs are necessary regardless of the end use for the building. In order to operate as a food service establishment, the Bethel Garage would require the following additional repairs: upgrading plumbing, connecting to gas utilities, providing food storage, removing one bathroom to accommodate food preparation space needs, providing adequate outdoor seating for customers, and updating the layout of the patio in the rear of the building.
In addition to work at the Bethel building, the overall site also requires attention and improvements. If the property is redeveloped as a restaurant or café, the area under the building's front canopy would serve as a seating patio and would require café-style tables and chairs. As previously mentioned, the patio area behind the building would also be used as a dining space. This area currently has table and chair fixtures, although this furniture will be replaced and updated with new fixtures as part of the redevelopment process. The rear patio will also receive new railing and/or landscaping. These features will visually help connect the patio with the Bethel building and will unify the site. Landscaping will provide some screening and privacy for customers, but will not fully block visibility into the Plaza, offering connection to the public park space. The final component of the Bethel site is the adjacent bus shelter along Southeast 1st Avenue. The shelter currently serves no specific purpose, as it is no longer used as an RTS bus stop, and is in need of some significant repair due to hard use and apparent vandalism over years. CRA staff has received an estimate of $7,250 to remove and cap the water and electric lines and demolish the structure. The Development Review Advisory Board (DRAB) has examined the former bus shelter and considered various scenarios involving reuse, partial, or total demolition of the structure. Because the structure is in poor condition, is no longer a functional bus stop, and promotes a dated design aesthetic, DRAB concluded that the former bus shelter should be removed as opposed to renovated.
Along with the Bethel building and the extended site, the final component in this redevelopment project will be the new business operation that is brought in as a result of this redevelopment. As mentioned, food service is the anticipated use at the site. This use was selected for a variety of reasons, including the unique size limitations within the building, the site's proximity and visibility to other Downtown attractions, and the potential for food service to appeal to daytime, evening, and late night downtown patrons. Both CRA staff and the consultant have concluded that a food service business will be able to best capitalize on existing market conditions and populations in the area (residents, visitors to the Downtown/Plaza, office workers, hotel guests, bar/nightclub patrons, etc). Additionally, the potential for outdoor seating or food products that customers could easily carry away with them would compensate for the small interior footprint of the Bethel building.
After receiving information from CRA staff and from the consultant, DRAB recommended that work at the Bethel site include two phases. The first phase will encompass all work required to stabilize the building and the site and prepare for redevelopment of a general nature. The second phase will undertake renovation and redevelopment activities related to the specific reuse that is selected for the property. Phase I work will include demolition of the former bus shelter, as well as all repairs to the Bethel building that are necessary to stabilize the structure, regardless of final use. These repairs are also listed above and include work related to a leaking roof, damaged ceiling tile, inadequate electrical system, inadequate air conditioning unit, and deteriorating woodwork and exterior paint. The Development Review Advisory Board has recommended that this work commence as soon as possible. Meanwhile, work on the interior remodel, which is dependent on the end use for the site, would not commence until a tenant is chosen for the venue. This timeline will allow for onsite improvements to be done as efficiently as possible, and to ensure that these improvements meet the needs of the particular tenant who will occupy the space. Based on the tenant chosen for the site, staff will also work with DRAB to formulate a final, detailed redevelopment plan for City Commission approval. In addition to redevelopment at the Bethel Station, staff will also explore the potential for other Plaza improvements that may compliment this project.
Based on information gathered by CRA staff and the consultant, it is believed that the renovations to the Bethel building and site will cost approximately $100,000. Currently the City has $188,149.49 set aside in Account 332-790-M660-5190. This account is dedicated to Plaza improvements. Following the recommendation of both DRAB and staff, the CRA requests that the City Commission authorize the use of funding from this account for Bethel redevelopment. If this funding is approved, staff will move forward with plans to stabilize the building. Simultaneously, staff will issue a request for tenants at the site. The final cost for the Bethel redevelopment is not expected to exceed $100,000 and may come in under budget, depending on the needs of the tenant chosen for the property. Simultaneously, the CRA will examine other potential improvements for the Plaza. The CRA approved the aforementioned general concept for Bethel Redevelopment on November 19, 2007.
Fiscal Note
$188,149.49 is budgeted in account 332-790-M660-5190 for Plaza improvements.
Recommendation
CRA to City Commission: 1) Reserve the use of funding from account 332-790-M660-5190 for redevelopment at the Bethel Station and at the Plaza, and authorize CRA staff to commence improvements to remove the bus shelter and stabilize the Bethel building.