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Home My WebLink Aboutagenda.hpc.19911023 AGENDA HISTORIC PRESERVATION COMMITTEE October 23, 1991 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call II. Committee Member & Staff Comments (16 1 61/' c_. 0 t) m ~Â«XJO III. OLD BUSINESS A. NONE IV. NEW BUSINESS 5:10 A. Minor Development: 422 E. Hyman - Sun Gear FC 9 Â·Â·o- 2.-,2. tb -- O L 5:30 B. Minor Development: 520 E. Cooper - Storefront remodel 2412 ,- -,-4,<3 - o A. 5:50 C. 17 Queen Street., site plan revision TA /21, 0 - 87 00 /4-14 rry-13- 6:10 D. Red Brick School Assessment V. COMMUNICATIONS 6:30 A. Project Monitoring B. Rigsby Encroachment license/cottage infill program C. Committee member comments 7:00 VI. ADJOURN \ V _., a_ MEMORANDUM 1 To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 422 E. Hyman, (Sun Gear), storefront remodel Date: October 23, 1991 APPLICANT' S REQUEST: Minor Development approval for the storefront level remodel of the Sun Gear store located at -50@*-~E-r-Cooper, including new awnings. APPLICANT: Sun Mark, Inc. ZONING: CC, "H" Historic Overlay District PROBLEM DISCUSSION: The Development Review standards are found in Section 7-601 of the Land Use Code. The applicable Guidelines begin on Page 39 in Section V. Commercial Buildings - New construction. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark. Response: This minor remodel to a non-contributing building is purely cosmetic, with no structural changes taking place. The window openings remain the same. Horizontal overlap siding is proposed for the west wall, to cover the cinderblock. The west elevation drawings are not accurate; the distance between the bottom of the upper floor windows and the top of the display windows is narrower than represented, however, the general design meets the Guidelines. We recommend all wood surfaces be painted, which is compatible with the building, adjacent buildings and the district. We are not in favor of the awning design, which is different from both of the others already on the building. The new awning should conform to either one to create a more harmonious appearance. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find the proposal meets this standard. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: The building is not a designated historic structure, and we find the proposal does not detract from the cultural value of the adjacent parcels or the district. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: We find the proposal does not diminish this building's already non-contributing status to the historic district, and may improve the pedestrian level. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with specific conditions to be met by the applicant prior to the issuance of a building permit. The applicant shall clarify materials at this meeting. 3. Table action to allow the applicant further time for restudy (specific recommendations should be offered). 4. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommendf that the HPC grant Minor Development approval for the proposal at* 422 E. Hyman, with the condition that all wood surfaces and windows be painted and the awning be redesigned for compatibility with those that currently exist on the building. Additional comments: memo.hpc.422eh.md 2 4. DESCRIPTION OF PROPOSED WORK Sun Mark proposes doing the following work at 422 Hyman Avenue Mall: 1) Install wood siding similar to that on second floor to cover cinder block wall to be stained natural. 2) Sand and repaint the wood at the store front. 3) Install a fabric awning across the front side of the building. Color of awning to be burgundy with teal accents at seams. 4) Re-install existing blade sign below awning and install on building above awning. The wood siding will improve the look of the cinder block wall and make it more congruous with rest of building. Most of the stores in the area have an awning. The impact of this additional awning would be minimal. r -, 5 11 14; 1 r Ll I HUIL 1*=51 Gri LU-11 1 r.3 ATâ„¢ZEâ€¢,END 1 INg) ~E APPLIa:rICÂ», pumâ‚¬ 1) kojeat M-e SunGear 2) Pmject Imatim 422 Hyman Avende Mall (iI,tioate st=re~ adiress:, lot Â£ blal IN=ber, lagal descriptien 'where a,w:pciate) 3) Present Zoning 4) I=t Size 51 ~plic=Â£'00 Ne-, Addness & 2*ne , Sun Marks Inc. (214) 484-5851 -bcc, j 1840 Hutton Drive, Bldg. 1 Suite 160. Carrollton, TX 75006 -. 6) AepiesenteÂ£ivels N-e, .Mare,8 & Ehcne * Dan Douglas - C it ade 1 Cons t rue t ion 15400 Knoll Trail #205, Dallas, TX 75243 (214) 702-9266 1 7) <rype of 'wtiaitirn (please check all that a,ply) 1 OcrÂ¥iltional Ike - conceptual SER Oireptial Histaric Dev. Special Review Final SBA - Final Histaric Dev. 0040 Greenline - 0000Â©ual RID ~ Mir,]r Hi strnic Dev. Stve- }targin .-I ]Ainal POD _ _ Hiilfiric DE~)lition FEistario n,Egn/frn 1*Jtntain Vie, Plarn ____ Sdxlivisim rÂ¥,*-lniumizaticn Â· 1Â¥=%/Mep Alindlent , - QUG ?U_lotleat Iat Split/Iot Line - ag balptial 1*Ztment 8) Descriptirn of Existing Uses {=-ber and. tYpe of existing stantunes; 2,gÂ£2312*2 14. rt- ; D-9,5 OC bearn[=s; aw pua,lins aw:cnrals greâ€¢ted to the Iuxperty) . 2 1st Floor: Retail sunglass store, 300 ft 2nd Floor: 1 Bedroom and Manicure shop. 9) Decipticc of DevelcE-arrt 4plicarticn 10) I~ve ycu attached the 1501.1Ning? dgeponse to Attachrent 2, Mini- Submiss.irn Contents X Re,pon3Â£ to Attacbment 3, Specific Sablisenan 01*=*s 3//For=e to M:tac*jew-e: 4, ./ulaw Stardards nx: Ypur A#glicaction - . 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"i ''.~0Â·.4'L:~.' i Â·?" 11; -1;,~Â·f:(1'4 0,!111 .Â·11' 1, fle.,bi,~ ,~4 ii 1 1 1 1 1 1 El 1 -I Â· , 7 1, 1/4. 9.- 1.1 1 1 1 Â· <--,-1-p-/4=797. l~ .1 11.1 21 : Â».4.1~~T-~- I1- 1_,_Ll-rL ~.0 Â· , t,Mrt j e iii. 1 :.iiI./ /, . 1 P.&*. ". . 6*74.. 1 i,14 1 ' ..J 1 , , 6 ..7, ' 2 4, 441 U 1 . .172- MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 520 E. Cooper, (former Black Diamond), storefront remodel Date: October 23, 1991 APPLICANT'S REQUEST: Minor Development approval for the storefront level remodel of the westerly portion of the building located at 520 E. Cooper, including new awnings. APPLICANT: Jan Rogers, represented by Bill Poss and Associates ZONING: CC, "H" Historic Overlay District PROBLEM DISCUSSION: The Development Review standards are found in Section 7-601 of the Land Use Code. The applicable Guidelines begin on Page 39 in Section V. Commercial Buildings - New construction. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark. Response: Staff finds the application meets this standard and the Guidelines regarding storefront transparency, proportion and materials. The purpose for this remodel is to bring some life and color to the building. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find the proposal meets this standard. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: The building is not a designated historic structure, and we find the proposal does not detract from the cultural value of the adjacent parcels or the district. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: This 1969 building is generally horizontal in nature, with some vertical elements. Staff considers it to be architecturally non-contributing to the district. However, storefront changes and plantings in front of the elevator tower may enhance the building and allow it to contribute greater to the district's character. We are concerned about the introduction of new materials (wood and moldings) and larger windows on this 1969 brick and stucco building, and ask the HPC to consider the context of the immediate block carefully in making your final decision. The next door Boogies building bears the same kickplate panel decoration as proposed for this building, which may tie the two buildings too closely together at the Pedestrian level. Perhaps some brick should remain at foundation level to tie the entire building together, and have it relate to its neighbor across the street as well. The retractable awnings meet the Guidelines. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with specific conditions to be met by the applicant prior to the issuance of a building permit. The applicant shall clarify materials at this meeting. 3. Table action to allow the applicant further time for restudy (specific recommendations should be offered). 4. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval for the proposal at 520 E. Cooper, with the condition that the kickplate panel ornamentation be modified to not match that of its neighbor (corner) building, and that plantings in front of the elevator tower be strongly considered by the applicant. Additional comments: memo.hpc.520ec.md 2 AITACBMENT 1 ' Exhibit "1" IAND USE APPLICATION Fcâ„¢ . 1) Project Name Â· 520 East Cooper - Black Diamond Project IDcation 520 East Cooper, Aspen CO 81611 Block 95 N;0;P & Q Aspenhoff Condominiums Untis C2 & C3 (indicate street ackiress, lot & block omber, legal desciption Were a0cpriate) 3) Present Zcning CC 4) Ict Size 11.221 s.f. 5) Applicarrt's Name, Address & Ftxne # Jan Rogers 5532 Seascabe ,-Plano Texas 75093 (214)867-1555 6) Re-iresentative's Name, Address & Fhcne # Bill Poss & Assoc. 605 East Mairi St , Aspen CO 81611 7) Type of Application (please check all that apply): Oirlitional Use Ccoceptual SPA Ocnceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline - Canceptual RID x x Minor Historic Dev. .1 $ Stream Margin Â· Final EUD Histcric Demolition Mountain View Plane Subdivisicn Â· Historic Designatian ectxlgininilmization Text/Map Amer*hant (2*8 Allatmerrt Int Split/Iat Line - GOR Exemption Adjustment 8) Description of EXisting Uses Â· (rlmber and. type of oxi gting struthrres; apprcocimate sq. ft.; number of bedroans; any previcus approvals grarrted to the pmperty). Commercial Retail Space 4,035 s.f. 9) Description of Develognent Application H.P.C. Minor Development Submission 10) Have you attached the following? X Respanse to Attachment 2, Minimum Suhnissian Ocntents X Response to Attachment 3, Specific Submission Ocritents Response to Attadmalt 4, Revie; Starxlards for Your Applicaticn Ili1111 I.F ..Â·. 4, and*as4664t4sr 4& . â‚¬ ' ~ 'Â·C 1 605 EAST MAIN STREET ASPEN. COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 OCTOBER 18, 1991 520 EAST COOPER - BLACK DIAMOND Submission Contents (Attachment 2) 1. General Application Requirements (a) Application form is attached as Exhibit "1". (b) Applicants letter of consent is attached as Exhibit "2". (c) The street address of the project is 520 East Cooper Street. The legal description is Block 95 Aspenhoff Condominiums, Units (2 & 03 Town 10 S Range 84 West, on Easterly 23.75 ft. of Lot "N", all of "0" & "P" on Westerly 28.35 ft. of Lot Q. (d) Disclosure of ownership is attached as Exhibit "3". (e) The vicinity map is attached as Exhibit "4". (f) Proposal Description: theapplicant requests Minor Development approval by the Historic Preservation Committee to remodel the existing storefront at 520 East Cooper, more commonly known as the "Black Diamond". (g) Review Standards 1. Compatibility The Project, though small in scope, attempts to improve upon the existing building's incompatible nature. The new storefront proposal uses traditional storefront elements to help strengthen the ties to its historic neighbors. Though traditional elements have been employed, the design is modern in its detail and appearance to maintain continuity with the rest of the existing building. !811 520 EAST COOPER - BLACK DIAMOND Submission Contents (Attachment 2) Page two 2. Neighborhood Character The surrounding neighborhood is predominantly commercial retail with storefronts of various style in detail. The proposal would only strengthen its consistency in character within the existing framework of the downtown streetscape. The Project uses elements such as setback entries, awnings and more compatible materials to enhance the character of the existing storefront. 3. Cultural Value The proposed development enhances and improves upon the pedestrian streetscape that currently exists. This is accomplished by providing more interest in the design and detail of the new storefront where little or none existed before. The proposed design setbacks the entrances to provide shelter as well as articulation of the storefront surface. New awning and materials with compatible colors add life and visual excitement to the streetscape. The massing and composition of the proposed design contribute to the horizontal alignment of the streetscape, preserving continuity. All the above mentioned design elements help and not detract the cultural value of the surroundings of the proposed development. a ' M I ... 9...1 9, , f , ./ I 13,3, 1, .'. b.ff 5.49*9EtiÂ¢>~uyi~.'..I~.:- t;~, tt~*334>f ~~, Â·,;.* ~ ~ ~ ~ M '~: PL~ in~. i . Af , ' Â¢A ~ Â·,~ ; i 0 1'1 6' Â·i,E,~ 9 Â£ 3 ~ A 1 CS.*3 - #' j*/'. 3 4 ' r. *'t AM' 44 ,- Â¥ 4*8,1,2,<-':4*lu,44*44/<&EN&%74.-4 44,4 0 ,?, 1. 1 tt~ 4 Mr,*~ Â«* '.,4/Â·36~'*1'*,ch,:; 4*W~* ' 2' 1'<' 1,6*n:i. . 2: - * '04, , .5 . 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Â·.,:9.~PI ' ' '4 -Il- - woop 6,701.-6 FILOIJT h# 3 ~4' 1.~.,t L.---,t'gljtf,*12 *MOOTM Â£1>MDâ‚¬TDME- 't9E "41 Â· 04 '.t:44 j 1. 4 -~ - ---~---Fil#HE* FKDa Â£,brp*Topp 144*'jmt.4 ' ' '. - Â· MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Red Brick School: General assessment of historic significance Date: October 23, 1991 SUMMARY: At your last meeting, the HPC requested that staff provide background and information to them regarding the 1941 Red Brick school, in order to begin assessing the parcel for landmark designation. Landmark designation requires HPC approval for demolition and redevelopment. Designation may also allow a number of incentives necessary to preserve the historic elements while still allowing conversion rehab and perhaps redevelopment to occur on the parcel. Located in Aspen's West End, the structure is threatened with demolition should the Aspen School Board sell it to private sector developers. Now 50 years old, and worthy of landmark consideration by local and state standards, staff has prepared information for the HPC to take into consideration, should they wish to sponsor the landmark designation ordinance. Both Yellow Brick (1960) and Red Brick school buildings are not currently listed on the Inventory. Designation does not require Inventory listing first. BACKGROUND: From 1896 until this year, the historic use of this block has been public education. Following Katie Cowenhoven- Brown's death, her husband donated their home for use as the high school which continued until it was demolished around 1950. In 1940, voters approved $80,000 to build a new school adjacent to the "Brown School". Newspaper articles indicate it was a WPA project, completed in May of 1941. The materials used were brick from the c. 1890 Washington school (located a few blocks to the west) and the Holden-Marolt stack (located on the site of the 1891 Holden Lixiviation Works). Both the west and east ends have received additions that most people consider intrusive and disrespectful of the original portion. Asbestos removal and renovation costs are significant economic factors. The State Historical Society has no inventory of schools as new as ours, and therefore recommended that I discuss this with Rodd Wheaton, Chief of the Cultural Resources Division of the National Park Service in Denver, who is also one of the founders of the Modern Architectural Preservation League (MAPL) in Denver. The packet forwarded to him included photos and historic background information. My research was predicated on determining if Colorado was experiencing a movement immediately prior to WWII in public school construction and particular design. RESPONSE: Both Barbara Norgren (State Register Coordinator) and Rodd Wheaton (NPS) felt the school parcel had local significance only, and found no real architectural style or merit in the structure to warrant listing at a higher level. The state inventory records contain only two 20th century school buildings, both in Denver, and both of significant architectural merit (one Art Deco from the 20's, and one 30's Streamline/Modern style, the first in the country to feature handicapped accessibility.) They generally begin to consider resources for Register listing at 50 years or older. LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Regulations define the six standards for local landmark designation, requiring that the resource under consideration meet at least one of the following standards: A. Historical importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado, or the United States. Response: The Red Brick school is the oldest structure dedicated to public education in Aspen. We find that although it is not commonly associated with a significant historic event, it does contribute to Aspen's social history as representative of the evolution of educational facilities in the Aspen community. Public education on that parcel dates to 1894. B. Architectural importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: The 1941 (western) portion of the structure is characteristic of public buildings built in this era in its simple, vernacular form, devoid of ornamentation. An argument could be made that the architect attempted to relate to the vertical features of the surrounding Victorian-era residences, by incorporating vertical pilasters between the windows. However, we find that this building does not stand on its architectural merit alone to warrant designation, and should be considered in whole form, including setting. We researched the historic significance regarding the use of (historic) salvaged brick, both reportedly from the unfortunately demolition of the (c. 1890) Washington School and the Holden stack. The re-use of materials outside their original context is considered to be more of local interest than important historically. C. Architectural importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: We find that this standard does not apply in this case. D. Architectural importance: The structure is a significant work of an architect whose individual work has influenced the , character of Aspen. Response: Staff has been unable to determine the architect of the structure, however, research continues. E. Neighborhood character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The contribution this small scale structure and open space makes to the neighborhood character may be the most significant reason for landmark designation. It is a significant component of the West End, particularly of the immediate adjacent block (100 East Hallam), which contains the highest concentration of structures of any block in Aspen. The site and deep front setback contain particular importance in terms of usable open space within the West End. In addition, its close proximity to the Given Institute, Hallam Lake and pedestrian/bike trail to the Post Office provide a unique context surrounding this site, making it significant to the West End. The contribution the parcel makes to this overall context is important for the maintenance of the West End's character. Neighborhood character may be defined in ways other than architectural. The continued public use of the structure and site carries on the educational tradition and use, founded in 1894 on this block. F. Community character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: Its location within a traditional neighborhood setting has historic importance. RECOMMENDATION: The Planning Office recommends that the HPC and decide whether to initiate the process of landmark designation, which requires public hearings at the HPC, P&Z and Council review levels. memo.hpc.red.brick.assmt. cational use should the need arise. The best solutions involve the con- Examples include community cen- tinuing use of the building either by ters and social service agencies. the schools or through adaptive use. This serves the interests of the Third, if there is little or no possibil- schools and the neighborhoods in ity of a future need to reuse the which the schools are located. Most building for educational uses or if of the examples cited in this guide the building is too expensive to maintain and operate, school boards are old, historic buildings that are may then choose to sell the building. part of the community fabric. Choices for By far, the worst outcome is either Applicable law or school board an abandoned and deteriorating eye- Vacant Schools policy may dictate sale by competi- sore or an empty unused lot where a tive bids through public auction. school once stood. Throughout the United States, There may be nonprofit organiza- school districts, both urban and sub- tions or community development Mothballed schools, especially if they urban, public and private, have been corporations interested in the pur- are not properly maintained and se- closing school buildings for the past chase and adaptive use of closed cured, become vandalized, are often two decades. The National Center school facilities. However, these or- the locus for crimes such as arson or for Education Statistics esumates that ganizauons often cannot afford to drug dealing, can depress propern the number of public buildings in purchase at a fair market value, how- values in the adjacent area, and can use as schools fell by about 9,000 in ever low that might be. Often, sales hurt the reputation of the neighbor- that period. The major reasons for for a nominal fee to nonprofit pur- hood, making revitalization efforts this phenomenon have been the chasers may be allowed, for example, more difficult. Demolition may de- decline of the student population, by transfer to the municipality, which stroy historic buildings that are archi- the obsolescence of old school build- in turn transfers title to the non- tectural landmarks and community ings, and, in some localities, court- profi L anchors. If redevelopment does not ordered school desegregation. Fourth, if school boards do not wish occur, the result is a large unused 1, which has a very negative effect on After closing schools to reduce oper- to lease and cannot find interested the surrounding neighborhood. In ating costs, school boards have five purchasers, they can mothball the basic choices. buildings in the hope that eventually either case, instead of being a corn- munity asset, the former school or its a tenant or purchaser can be found. site becomes a public nuisance. First, they can convert buildings to other functions of the school district Fifth, if either a tenant or purchaser (e.g., administration, maintenance cannot be found or the building is in equipment storage, preschool educa_ such poor condition that it consti- tion, etc.). tutes a danger and exposes the school board to possible liability for Second, they can lease the building damages, the most rational option to another public ageng or a private may be demolition. The board can business, including nonprofit either contract out thejob to a groups, thus reserving the possibility demolition contractor and retain of reconverling the building to edu- ownership of the land itself or it can sell the land and building on condi- tion that the purchaser demolish the building. - 2..4-7 4.-944. ' ?if. p The issue of public asset manage- 71,000 and Palo Alto's declined from ment is complex, and it is not always 16,000 to 7,000 (during the period clear what measures to consider 1970-88), the school districts were when contemplating a school closure forced to act. In California the issue due to declining enrollment. Is the of population decline was exacer- decline in school-aged population a bated by the passage of Proposition short-term occurrence or a long- 13, which reduced property taxes by term trend? While national statistics 50 percent consequently reducing indicate a leveling off of school-aged revenue for schools. Tile Initiators: population in the 1980s and a slight increase toward the year 2000. these School Districts figures provide little guidance to a school system experiencing precipi- That Close tous growth or decline. The rapid mobility of families within and Schools among American metropolitan areas Neighborhood Vitality also makes facility planning difficult From a community development School district elected leaders and for scheet'districts. standpoint, the adaptive use of a managers hold school properties in School districts usually initiate action school can achieve many objectives public trust, foremost as facilities to by closing school buildings or selling from senior housing to municipal of- educate youth, yet simultaneously as unused property. Sometimes tile fice space, whereas the school board substantial community employers actions are dramatic. The Cleveland may perceive the surplus building and neighborhood centers ofactiw School Board closed 47 elementary only as a problem. Effective school ity. The financial plight of many and five secondary schools between reuse demands decision-making school districts encourages ouu-ight 1978 and 1980. In Palo Alto, Califor- mechanisms thatpermitthe city, sale of underused properties for nia, the school district became a land school, developers, and local resi- short-term financial gain. Such a developer, subdivided unused prop- dents to participate in deciding the strategy may prove costly iii the long erty, and built residential subdivi- fate of old schools and to bridge term, should increases in school- sions to maximize income from its some of the artificial divisions aged populations require new facili- properties. In cities and towns across among public agencies with jurisdic- ties in the next 10 or 20 years. Re- the country over the past 60 years tion over school properties. placement costs will be much higher. schools have been closed because of On the one hand the district is obli- consolidation of rural schools in the gated to manage its facilities and first half of the centun' or the de- property portfolio for maximum cline of the postwar baby boom start- efficiency. On the other, it must be ing iii the 1960s and 1970s. Several concerned about the impacts of it-s factors conspire to reduce school-age decisions on the lai-ger conimunity's population including low birth 1-ates economy, livability, ancl vitality. Of- and gentrification, which tends to ten the school district is ill-equipped raise property values beyond the or unprepared to conduct property reach of families with school-age chil- management acuvities. dren. But when the number ofen- rolled students in Cleveland's public schools dropped from 170,000 to educational issues, proposed that the administration. By closing 5 schools city fund a policy and property man- in 1978 and 19 more in 1981, Seattle agement plan. By 1981 a plan was closed nearly a quarter of its school put in place, with a process for cata- buildings, but because of neighbor- loging properties for retention or dis- hood response, city funding, and posaL Retained schools could be re- zoning flexibility, all but 3 school activated within one to three Years buildings were leased to community and could be leased for short-term and private entities managing the uses. Disposal schools would not be buildings, providing community ser- The Reactors: needed in the foreseeable future and vices, and covering maintenance could be redeveloped through long- costs one year later. Municipalities term lease or outright sale. In Washington, D.C., as the school and A property management office was district closed buildings, it turned established and a director hired. His title over to the District of Neighborhoods m ty development with the city of Se- ment. The city reacted by leasing background in economic cominzi- Columbia's public facilities depart- attle provided a perspective and pro- some schools to community agencies Because schools are focal points for fessional skill package previously as emergency shelters, job training neighborhoods and the relation- unrepresented in the public school centers, and offices. In some cases, ships between families and schools the city recommended demolition of are such emotional issues, closing old buildings such as the historic schools is a decision often deferred Sumner School near the Dupont by school districts until a crisis Circle area ofWashington, D.C. (see is reached and suddenly buildings page 41). The city reacted on a case- must be closed, teachers laid off, and Some Generalizations About by<ase basis, using the old schools to neighborhoods impacted. School Districts and Property provide needed neighborhood ser- In Seattle, the school-age population Management vices and to house sonie government dropped from 100,000 in the early I School districts see their mission functions. By the end of the 1980s, 1960s to 50,000 by the late 1970s primarily as providing education to the school district had hired a prop- erty manager with plans to recapture when tlie district announced plans to children and secondarily as manag- close up to 20 schools. The city and ing the facilities. many properties from the city for po- local communities were not pre- tential development into neighbor- pared for this and reacted by calling , Few districts see 1henlselves in the hood revitalization projects. for a broad communit>1 study of the property management business or Two cities, Boston and Palo Alto, impacts of such actions and the op- have staff capacity to devise and California, offer examples of locali- tions for managing closures. The implement short- and long-term asset ties that reacted to closures by devel- Joint AdvisonÂ· Commission on Edu- management strategies. oping conscious strategies for the cation, a citizen group advising the â€¢ If a district has experienced use of closed schools. city and school district on common school closures due to declining school age population, closures are viewed as phenomena that have passed and "gone away." 1 Rapidly growing districts are giv- ing little thought to future closures or conversion. 21 Boston: Affordable Housing the schools were developed by non- and staffwith housing and social ser- profit housing developers including vice backgrounds (see pages 26,53 Boston's school department closed neighborhood development COI-po- and 56 for details on Bowditch, 27 schools in 1981. Once declared ratlons. Sumner Hill House, and Leen surplus, control of the properties re- schools). verted to the city's department of The city accomplished its policy of public facilities. (The Boston school providing affordable housing system is technically a city depart- through several actions: ment although administered by a Palo Alto: â€¢ discounting the sale price of Open Space, Conar,tunity separately elected school commit- properties; Centers, and Child Care tee.) The first city strategy from 1981- 84 was to sell surplus proper- m using local, state, and federal This city of 55,000 in the South San ties to private developers at prevail- funding programs to subsidize Francisco Bay area was drawn into ing market rates and to look to the development; issues specific to the closure of private sector to develop the sites Terman Middle School in 1978. Fol- and upgrade the surrounding neigh- I involving community-based non- lowing state law, the school board borhoods. School properties in ex- and syndications with experienced profit organizations in joint ventures appointed a property advisory coin- cellent locations were often paired mittee to review options for the dis- developers and investors; and with sites in poorer locations and position of the facility. Its rec- sold as a paÂ¢kage. The strategy had . conditioning sale and lease agree- ommendation was to retain the positive and negative consequences. ments obligating developers to pro- structure as a community center, While some beautiful condominiums vide affordable or special needs a portion of the grounds as public were constructed, such development housing. recreation space, and the remainder had the effect of gentrifying neigh- as publicly assisted multifamily hous- borhoods and reducing the stock of An important factor in the Boston ing. A neighborhood coalition affordable housing. Many proposed experience is that the city was em- powered to pursue its policy without formed to oppose the plan. In 1980 developments never took place; this confronting a separate school district the city council adopted the commu- was especially true of poorly located whose objective was to maximize re- nity center-housing concept and es- sites often in neighborhoods most tablished a mechanism to resolve the turn from the sale of its properties. needing redevelopment. Hence the The city made a decision to fund af- neighborhood conflict. A working city found itselfwith undeveloped, fordable housing and forego poten- group composed of elected and ap- often vacant properties outside its pointed representatibes was formed tial revenue from school property control. and provided a budget to hire an ar- sales. chitect to formulate a plan and reach Since 1984 the cit> has adopted a dif- Another feature of the Boston expe- agreement. To assist the process, a ferent policy toward old school rience is the conversion of the public facilitator was hired. Ina year's time buildings: conversion to mixed in- come housing with deed restrictions facilities department from an agency an agreement was reached and the and ownership structures that in- that disposed of surplus properties to city and school district entered into a an agency that developed surplus lease purchase agreement (see page crease the city's stock of affordable properties into affordable and spe- 51 for complete details of the case). housing. From 1984 to ]989, a total cial needs housing. New personnel But no sooner had this success been of 12 former schools has been con- verted to 472 housing units, 60 per- were hired to work with neighbor- achieved than the Palo Alto Unified hoods, community development cor- School District (PAUSD) ap- cent of them occupied by low- and porations (CDCs), nonprofit and moderate-income residents. Half profit-making developers and other proached the city for permits to be- agencies to create school reuse deals. gin demolition and residential lot This special expertise was nurtured by recruiting personnel from CDCs -1--4 0%â‚¬ m. subdivision on other school sites. It A third step was a commitment to burden on the city's infrastructure was becoming clear that PAUSD's ag- lease surplus school properties for and in order to preserve a substantia gressive effort to maximize the value community use and to include with amount of the city's remaining open of its assets was going to increase resi- the lease a covenant that the school space." Finally the city pays $300,000 dential density in a city that was at- district properties could not be de- for the lease of space in 11 open tempting to preserve open space and veloped during a specified period. schools to operate before and after areas for community use. The city This "Lease and Covenant Not to De- school day care. reacted by examining the broader velop" became effective in 1990. Its The fourth step was the proposal to issue of city and school district inter- term is 15 years with one 10-year and fund the city-school arrangement relations. one 5-year renewal option. In the with a new tax on the city-owned first year the city will pay a total of A first step was creation of the City- utilities. Voters approved the tax. $4 million to the school district, School Liaison Committee to en- courage discussion between city and which provides PAUSD the funds it The process has not been without needs to balance its budget. Under difficulties. just as the City-School elected school officials. The commit- the lease the city pays $2.7 million Liaison Committee had reached tee comprises two city council and for lease of the 35-acre former agreement on which schools would two school board members. Its pow- Cubberly High School site, which be closed and covered by the lease ers are advisory; the full council and contains 20 buildings including a and covenant, a new school adminis- school board must vote to approve theater, pavilion, gymnasia, r lass- tration decided to change the list of all matters. The committee's pur- rooms, and recreational fields. The schools, and negotiations had to be- pose is to plan and negotiate propos- Cubberly site will be managed by the gin atiew. Furthet, most communi- als regarding school site develop- city as the primaqr home of coinriiu- ties are not as affluent as Palo Alto. ment and the financial and policy nity arts, performance, and educa- But the process, the mechanisms, arrangements inherent in surplus tional organizations. The city pays and the local funding used here can school issues. $1 million for the school district not enable city and school district coop- A second step was a formal recogni- to subdivide or develop six proper- erauon to occur in any community tion by the city government of the ties "in order to prevent a further in order to address future situations. important interplay ofcity govern- ment and school districts in retain- - ing healthy communities and i schools. Through a resolution the k city council committed itself to ~ â€¢ integrate school sites into the j community; 1 offset financial problems of the school district; A statement Of â€¢ invest in future education of neglm- youth; and boarded-up scliool attracts graffi 1 1 I establish ways for the city and and uandalism. school district to work together on a This is Cleueltind's Hodge Sclwol continuing basis. before conversion to amsts' housing. Photo: Novus Architects Seattle's School Use Advisory I a representative of the parent- Committee (SUAC) teachers group or, in the case of a Hliat is a SUA CP closed building, a representative of the neighborhood; A School Use Advisory Committee (SUAC) is a seven-member body that . a representative from the Joint may authorize a zoning use not oth- Advisory Commission on Education Zoning and or former public school building. A live from DCLU to provide technical erwise permitted within an existing (JACE); and a nonvoting representa- I-and Use SUAC is formed for each school that zoning assistance. the Seattle School District proposes What is the SUAC process? While school districts typically own for uses that are not authorized un- the surplus school property, the city der present zoning. The school dis- It conducts a minimum of three pub- or county has authority over the uses trict initiates this process by applying lic meetings in a 90-day period. to which the property can be put. to the city's Department of Construe- It gathers and evaluates public Therefore, review of existing zoning tion and Land Use (DCLU) for a is essential to understanding the fii- special exception to the zoning code. input. ture options for a site and for deter- The Department of Community De- It develops recommended uses for mining its value to the district and velopment (DCD) then begins for- the school building and ground and community. Proper zoning is vital in mation of a SUAC for each school use criteria (conditions to protect order to reach a consensus among building. The committee's role is to surroun ding neighborhood). the district, the developer, and the hold public meetings and to reconi- It transmits recommendations to neighborhood. Depending on the mend conditions and uses that will case, the district may apply for a zon- be permitted in each building. DCD director. ing change or the developer might Hho are SUAC memben? What is the process for decision be the applicant. Each SUAC consists of the following making? In Seattle, the city and school district members: DCD director establishes final uses have created the School Use Advi- 1 a representative from DCD to and criteria for school buildings and sory Committee (SUAC). A SUAC is serve as chairperson; a representa- grounds. formed for each school declared sur- tive from the school district or cur- If appealed, the hearing examiner plus by the district. Its purpose is to rent building owner; processes appeal and rules on crite- review options for conversion and recommend appropriate uses includ- I two persons residing within 300 ria and uses. ing necessary zoning changes. feet of the school site selected in co- DCLU uses criteria to issue or deny operation with the community orga- use permit applications. SUAC is formed by the city's Depart- nization that represents the area; ment of Communin Development to whom it issues its report, which is then transmitted to the city's Depart- ment of Construction and Land Use, the zoning administration agency. A surplus school request to rezone by elected neighborhood councils. erty, and the district will have greater carries great weight when recom- They have advisory power regarding success than a developer in obtain- mended by the SUAC. Conversely, a zoning. ing the rezone; and request to rezone without SUAC sup- In San Francisco, the school district â€¢ developers want new zoning in port would stand little chance of works closely with the city planning place before bidding on a property success in Seattle. staff to determine proper zoning, de- lease. In Boston, school conversion propos- velopment guidelines, and design als are presented by the public facili- guidelines for properties it wishes to ties department to the subplanning see developed. In several cases, the and zoning advisory committees. district has applied for zoning reclas- These subcommittees are appointed sification itself because: m consultants and advisors believe the district will receive more money when leasing a properly zoned prop- . JI j L- C./Ill= -* .-'ll -----en I #~trunt 1 1- 11 F 2- 3 1 -i. 1 7 :E - C-- i--W- 1 . .............. ' L-U 1 ....... The cit, and school ~Â«LitÂ«0'E_ _t i i Â· board of Scottsdale, f , 9,1-4./IiÂ£Etract# - 1 -- 12 Arizontz, cawfully : detailed the siting and / 1Â»-~ rl ..... .11- zoning charadenstia ~42.22//76-///--;2-7 1-1,--07, ~- .fYi .. Fj-- - of th.e surplus higli .-I--: r--11 lit- school mmpus in a lEi- . 1. prospedus for .4......-.- 6-- develope,3. i $ t- igiNE] r : it -=12/=- E LE i 0 1 14.11 0 iÂ¥ji id_9 ti r.....A......1 .-1 .000 .0.00 Â¢....... ... Â· -==i F f=tiff-81 ki i -apg: 1 n. i .. - -1 : - - 3 E-1 4 -- 4 0~d Ye-h 0 i ili - -- .. - _ ____. I___-_3 -Il-.-Illâ€¢â€¢44 - i L.1. -- 1 ill LIt lr............:.i . 4 1 = b== .0. , .. 2--I : 1 .. --- 1 -- - - 40[ f=-=7136- 6 FL__dir E.Z. _ 12&:"-e---*fL__~ LuAU 4-tÂ·vt'-Â·~â€¢' .' AeÂ·\ . p + I .- ..31. . 2. 19 1, J. , 3-1. ing likelihood of needing educa- It is often desirable in long-term tional facilities to house students in a leases to sell the building and lease given location in the future. Such a the ground. One real estate consult- plan requires periodic revision and ant states it very simply: "Don't ever often benefits from the assistance of sell dirt." Itases are most feasible in specialized professionals, including communities experiencing growth 1 real estate economists to ascertain and healthy economic conditions. In communities struggling with eco- land value and development trends; nomic development, it may be diffi- Planning for 1 appraisers to accurately value cult to hold on to a vacant piece of the properties and provide the property, because it is not certain Sale or Lease basis for sale or lease pricing and that the future will bring increased negotiations; value. Also, present conditions are School districts and other entities, â€¢ demographers to project popula- tegration of neighborhood and com- perceived as equivalent to the disin- such as cities and counties, must take tion trends; and stock of the properties, the locations, munity. future needs, and a variety of other i developers who understand In Daly City, California, a middle factors, and then decide whether to risk assessment and financing class suburb south of San Francisco, sell or lease surplus properties. Per- requirements. theJefferson High School District haps more accurately, the determin- Se#inga surplus school property has closed Serramonte High School in ing body must decide which property the following advantages: 1981. The district, which serves sev- to sell or lease. California requires eral coastal communities on the San each of its 1,043 school districts to i it isa one-time simple process; Francisco peninsula, had experi- have a property advisory committee, , the school district obtains cash enced dramatic enrollment declines. which works with staff to prepare a immediately; The school board debated sale ver- facilities plan and any recommenda- sus lease of the 38-acre propern'. Its ons to sell or lease specific proper- I there is no need for a school dis- decision was assisted by state law that es to the school board. trict staff to manage property; and requires revenue from sales to be ap- Many factors must be considered in 1 it may be the only practical way to plied to either maintenance or new developing such a facilities manage- dispose of a given property. construction capital needs. How- ment and asset management plan. ever, lease revenue can go directly to I,asingsurplus property has the fol- the general operating budget. Since These include the age and condition lowing advantages: of existing buildings, their impor- the district wanted the most control tance to the surrounding neighbor- â€¢ it provides a long-term income over its revenue, it opted to lease a hoods, the location and potential for stream to the district portion of the Serramonte site. conversion to various uses, demo- i it retains the land in public con- graphic projections of school-age trol, guaranteeing interim use and population in the short, medium, making it available for future use; and long term, and the correspond- i it can maximize revenue to the district over time; and â€¢ it can offer greater flexibility to the developer and the district in use of property and revenue. Ce r. The property was divided into a first parcel of 18 acres, including the school buildings, and a second of 20 ~ acres. The 20-acre parcel was leased ... to a developer for market-rate hous- Older schools ing development and a medical of- add special fice building. Jefferson High School character District receives $1 million annually to their 18 from the base lease. The agreement community V â‚¬% 0 calls for yearly increases of $50,000 Photo: Ltwis 4 Stewart for 25 years at which lime the terms -W'.,4.. of the lease are reevaluated. The .t. ./ a..ket long-term lease is for 99 years. The 18-acre site now houses the district's administrative headquarters 't Â¥ t. as well as rental space for community 449 agencies, including day care and social senice providers. In Boston both lease and sale ar- used for deferred maintenance and wanted the propern* The county ob- rangements further goals of afford- capital improvements. In the early tained title to a closed school with able housing. Jamaica Plain High I 980s this policy changed to encour- commercial zoning from the school School was converted into 75 hous- age local districts to manage proper- board, helped obtain a use permit, ing units (see page 53 for details). ties in order to generate revenue and provided $350,000 in Commu- The land was leased to a community from sources other than the state. nity Development Block Grant funds land trust on a long-term lease. The for renovation. In turn, the shel- trust is comprised of the Jamaica In King County, Washington, the tered workshop relinquished title te Plain Neighborhood Development large urban county encompassing Corporation and the Sumner Hill Seattle, the zoning code specifically its old facility to the county. neighborhood association. The trust permits a wide range of uses for sur- Leasing holds the advantages of pro- is dedicated to the land's use as plus schools retained and leased by viding a revenue stream to the housing and assures that neighbor- districts. Included are housing and school district while simultaneously hood concerns and needs are met. social senices not otherwise allowed keeping the land in public trust. It The building was sold to the trust by in the underlying zoning. However, offers private sector opportunities the city's public facilities department school properties sold by a district for profit while providing needed for $1 and then leased to a private are subject to the underlying zoning community services and revitaliza- developer with whom the trust has a of the site. Zoning regulations en- tion. Itasing revenue can be mini- profit-sharing arrangement. courage districts to retain properties mal, covering basic maintenance and for future school use and for interim operation of the building, or as State and County community uses. much as the $2 million dollars the Incentives to I,easing Fremont Union High School District In Arlington County, Virginia, a land In the 1970s California state policy nets annually from the lease of the trade was used to relocate a shel- discouraged school districts from closed Sunnyvale High School to tered workshop in a closed school active involvement in property (see page 60). The Sheltered Occu- Westinghouse Corporation as an en- management under the belief that pational Workshop of Northern Vir- gineering center (see page 40). districts should concentrate on edu- ginia operated a printing and bind- eating. Lease revenues could only be ing facility on a cramped site near a new subway station. The county than $1 million dollars in annual cisco. The location liesjust at the 11 JI lease payments to school districts. edge of the thriving retail core yet While such circumstances may be had been plagued by panhandlers attributed to plain luck, it may also and alcoholics. The site, long en- be possible to anticipate increasing visioned by downtown boosters and commercial value of certain proper- city planners as a key to a retailing ties as part of an asset management renaissance, is now occupied by a plan. At the same time these situa- 10-level, 670,000-square-foot, $140 tions offer ways for cities to revitalize million shopping center known as Valuable downtown cores while supporting San Francisco Centre, which opened school district operations. in 1988. The anchor tenant, Properties Nordstrom, occupies half the space, with additional space for about 90 When examining facilities portfolios, BIG-Crm' DOWN'roWN CORE restaurants and shops. school districts often find they pos- Development Process: A major Los sess properties in valuable locations. San Francisco Centre/Fifth Angeles-based shopping center de- These school sites may be in down- and Market, San Francisco, veloper, Sheldon Gordon, expressed town locations or along the path of California interest in the Fifth and Market site postwar growth. They may be of his- Current Use: Downtown shopping in the late 1970s in meetings with the 1 torical or commercial value. While complex. mayor and city officials. The school : not every district has such properties, district created a blue-ribbon panel Original Use: School facility, closed they can offer huge income poten- in 1906. to recommend a list of qualified and tial, and their financial negotiation is interested developers for the site. frequently held to close scrutiny by Daniption: The San Francisco The panel included representatives all parties. In two of the instances School District owns the 76,000- of major downtown properties, described here, the yield is more square-foot site at the corner of Fifth financial institutions, the cinÂ·, and and Market in downtown San Fran- T./#41%24:1 4 4 t . *rt# I -1 ~ 1 2,4. i %4 I '). The San Francisco School Distiid receives $1 million yeal-Ir for tiw lease of its downt{Rim site al 511} and Mailtet. Th, Nordstroin store and about 90 other shops opened herein 1988. Photo: David Carlson regional entities, including the Port of Oakland and the Golden Gate Bridge and Transportation Authority Developer Selection work. In such cases the district, de- and the school district's consulting real estate economist. Having such a Some states require school districts veloper, and community lose out. panel was important to the district as to accept the high bidder for prop- The Ground kase it legitimized its actions and ren- erty sale or lease. For most school dered important technical and districts and municipalities, it is pref- The option of leasing land has great policy advice dealing in a high risk, erable to be able to negotiate the sale appeal to some developers and little high profile, and high dollar arena. or lease with the most responsive, appeal to others. Finding the right Gordon's prior interest in the site preferred developer. Districts often match and providing necessary free- had the effect of limiting other pro- find it important to obtain the pro- dom in the lease agreement are keys posals, and the panel recommended fessional services of real estate to making ground leases work. One negotiations with the Gordon firrn to economists, appraisers, financial ana- shopping mall developer looks for determine terms of a lease. 134 and real estate attorne>8 in the inexpensive land to control over the developer selection and negotiation long term and does not like ground Te?ms oftheDeat.Â· The basic annual process. leases. Smaller or specialty develop- lease payment is $1 million for 75 years (50 years plus options for 15 One properly manager who has been ers may not want land ownership and and 10 years). Escalation is tied to saddled with highest bidder require- may welcome a lease arrangement 1hat permits them smaller payments the Consumer Price Index or a per- ments in sophisticated urban real es- during the first few years followed by centage of rental income. The devel- tate transactions concludes that the "deal should go to the second high- gradually increasing annual pay- oper has the right to sell the lease est bidder because he knowm when to ments as cash flow from the project with the school district's approval. stop!" The inexperienced developer improves. Another important con- Owner: San Francisco Unified may overbid to obtain the lease only sideration for both parties is hilether School District and under what conditions the lease to see the project fall apart because can be sold and profits realized from Property Management Department of an inability to make the finances 801 Toland Street the increased value of the land. San Francisco, California 94124 Lawrence jacobsen, Manager (415) 695-2356 site. The 24-hour grocery store, with â€¢ mixed-use auto oriented, commer- its espresso bar, cafE, and Moral shop, cial and office use; was voted "Best Supermarket in Se- COMMERCIAL STRIP DEVELOPMENT .W arehousing and light manzifac- attle" and has had a major positive turing park; or Oak Tree Village, Seattle, impact on the area north of down- Washington town along Highway 99. â€¢ mixed-use commercial and resi- dential. Current Use: Community Druelopuwnt ProcÂ£.ss: The Oak Lake shopping center. School was closed in 1982 and cat- In 1984 the school district selected a egorized for disposition because of proposal from the Rainier Fund to Oyiginal Use: Oak Lake Elementary its deteriorated physical condition build a shopping center on the site School, built in 1914 and 1927 with and its desirable commercial loca- and entered into an option ag-ree- additions in the 1930s and 1940s. tion. In 1983 a Request for Proposal merit to permit the developer to Description: The original school struc- was circulated offering the site for obtain needed zoning changes. ture was removed and replaced by a long-term lease or sale. Three pos- Rezoning was approved by the cin variety of shops, a cinema complex, sible development options were and a lease agreement signed. and a supermarket on the eight-acre suggested: >*e;N ' - 1#4.IME '~ 6:47 . ' 1:lik Development Process: The school was closed in 1980 by the Fremont Special Needs Housing in a occupancy (SRO) units above the ga- Union High School District, which Wealthy Neighborhood rage. A portion of the SRO housing serves six municipalities in the Santa would be reserved for people with Clara-Silicon Valley area. Sunnyvale In 1989 the Boston school system Acquired Immune Deficiency Syn- High School sat vacant for one year; surplused its first schools in eight drome (AIDS). The idea of building vandalism occurred, gangs hung out, years. One of these is Faneuil School on Beacon Hill. Beacon Hill a lodging house (SRO hotel) on Bea- and community support grew for an con Hill has historical precedence alternative use. Westinghouse Ma- is a very fashionable historic district since such facilities used to be 10- rine Division, which had a large where a paIking condo (ownership cated in this district. manufacturing facility a few miles of a single parking stall) recently sold from the school site, was looking for for $189,000. One development op- A feasibility analysis of such an op- a new facility for its engineering divi- tion under consideration is to re- tion was prepared by the Public Fa- sion composed of 800 engineers and quest proposals for development of cilities Department for internal re- 24-hour security control. a mixed-housing complex. The his- view. Will it emerge from consid- torie school building would be con- eration to the RFP or public meeting In its search for space Westinghouse verted to 27 market-rate condomini- process? To find out more, contact investigated the closed school. The ums. New construction on the site Kathy Calhoun, Public Facilities site offered several advantages in- would include a below-ground park- Department, 15 Beacon Street, Sev- cluding proximity to its main plant, ing garage with 32 new single-room enth Floor, Boston, Massachusetts sufficient size, ease of security, suffi- 02108. cient parking, square-foot costs ap- proximately 20 percent below the prevailing market, and the amenities of athletic facilities and open space. The factor that closed the deal was Tenns of the Deal: The ground lease ENGINEERING CAMPUS the willingness of the school district for the site is for 50 years. It calls for IN A SMALL Cm' to assume the role of real estate de- lendualpmme~lealj~~ed YUYear Westinghouse Engineering veloper and make the tenant im- Center, Sunnyvale, California provements that Westinghouse re- intervals. Additionally, the district quired. An additional factor in the receives income related to the stic- Current Use: Engineer and support successful negotiation of a lease was cess of the project as would a co- offices for Westinghouse Marine strong support for the new lise developer. A percentage (between Division. among neighbors and city govern- 15 and 50 percent is the range in the Original Use: Sunnyvale High School ment. Westinghouse held two public Seattle School District's lease agree- built in 1956. meetings to explain its plans; the ments) of net earnings above the all- combination of community employ- nual payment is made to the disuict. Defeription: The old Sunnyvale High ment and an end ofvandalism to the The project was privately financed be' School campus is made up of one- site were viewed favorably by the the developer. story classroom buildings connected community. The cit> of Sunn)'vale by covered walkways and open court- granted the school district a use per- Owner: Seattle Public Schools yards. It includes a theater used by mit and renovation proceeded. Facilities Department Westinghouse for large meetings and 4141 Fourth Avenue South rented to the community as well. It In 1981 the school district gutted the Seattle, Washington 98134 also includes a gymnasium building, buildings, removed classroom walls, John Richmond, Manager three swimming pools, locker facili- put in carpet, dropped ceilings, and (206) 298-7630 ties, tennis courts, and athletic fields. The site totals 40 acres. If*~.Â· installed new air-conditioning sys- pools for its employees. A suit was HI5roRIC PRESERVATION IN A tems to meet Westinghouse design filed claiming that an excessive DOWNTOWN OFFICE IN THE NATION'S specifications. A new two-story amount of chlorine gas was used in CAPrTAL 14,000-square-foot building was con- the pools. Westinghouse responded Sumner and Magruder structed at a cost of $1.5 million. by closing the pools. Schools, Washington, D.C. The campus, which once housed be- In Silicon Valley it is not uncommon Current Use: New office building and tween 1,500 and 2,000 students, was for employers to offer recreational secured with fencing and cameras historic museum. activities as part of the work environ- and was now ready for its new resi- ment- Firms providing this amenity Original Use: Sumner Elementary dent population of 800 engineers support this function with staff com- and Secondary School and and support staff. mitted to organizing and supervising Magnider Elementary School. Terms of the Deal: The parties hold a these actipities. Westinghouse as- Dacnption: The Sumner and 10-year master lease with an option sumed a facility capable of providing Magruder schools are located oppo- for two-year extensions. The lease "country club" amenities but was not site the National Geographic Build- payments net the school district $2 organizationally structured to man- ing on the corner of 17th and M million annually after the following age it. Public access to the athletic streets in downtown Washington, expenses are deducted: fields is a slibject under discussion D.C., on land estimated in 1989 to be between the district and the city pre- worth over $300 a square foot. Both â€¢ $200,000 - maintenance ofair paratory to lease renegotiation in conditioning, plumbing, and pools; 1992. The city owns a 13-acre park school buildings are over 100 years old and are listed in the National m $65,000 - possessory interest tax adjacent to the athletic fields, but Register of Historic Places. Sumnei to state of California (owed because was reluctant to take on additional School was built in 1871 and was the district earns revenue from the responsibilities when the original named for U.S. Sen. Charles lease); and Westinghouse lease was made. Now Sumner, abolitionist and advocate with new community pressure for â€¢ $22,000 - penalty to the state for public access, the nearly 22 acres of tion. Sumner School remains the for integration and nondiscrimina- not using the site as a scllool. athletic fields could be brought un- best existing and least altered ex- Westinghouse is responsible for iii- der thejurisdiction of the Sunnyvale ample of a school in the nation's ternal landscaping in courtyards and parks and recreation deparunent, capital built after the Civil War for similar areas, electrical maintenance, thus relieving Westinghouse of the public education of children of janitors, some plumbing, and main- liability concerns and providing pub- former slaves. It has housed an el- tenance of lockers, gymnasium, and lic access. ementary school, a preparatory and other recreational facilities. Ozener.Â· Fremont Union High secondary school where the first An unforeseen problem has devel- School District high school graduation for black stu- oped surrounding liability for the 589 Fremont dents was held, a four-year teachers' use of the athletic facilities resulting Sunnyvale, California 94087 college, and the headquarters for the in closure of the pools for the em- Mike Raffetto, Assistant Superinten- superintendent and the Board of ployees and the athletic fields and dent for Business Trustees of Colored Schools of track to the community. Westing- (408) 522-2210 Washington and Georgetown. Its house allowed community use of the Lessee: Westinghouse Marine Division Great Hall auditorium on the third athletic fields until they were sued by Â· Â· floor was used for community meet- neenng Center individuals who sustained injuries on 40~East I-lendy Avenue ings and lectures. the fields. The company contracted P.O. Box 3499 Today the Sumner School stands with the local YMCA to operate the Sunnyvale, California 94088 fully restored as the Washington, D. C., Frank Rodrigues, Facilities Manager public schools' official museum and (408) 735-2608 '... :L 1 4.''L.Â¢74 - 0 Â· Â·â€¢~'221'G t.4.7* ' - 44'*'.79 ...3,- 'I# 6 -, Â· Â· Vy g.big Â·~4* 9/ archives. The neighboring Magruder School, built in 1887 of similar 19th<entury brick, now .4 34 serves as the street facade and en- trance to the new office building complex, which wraps around and iIi 1 I 2 back of the two schools. This com- plex provides the economic stimulus that made this adaptive use possible. Magruder was discontinued as a classroom building in 1953 and Â· . closed in 1980. - 11~ - i #. 46.-17 1/./..-Il The mirror glass,â‚¬urtain wall of the dal.F~, nine-story office building is set back - 0144+ 90 feet from M Street, forming a . 49- 7 ./.Ph ': iz:~ backdrop for the Magruder building. S. 2. I. "It's an attempt to make a big build- Le- . - *.-*-.--- '4 -A.A .. I.- I , n 11 6. At':i; i IR/4, W r '1 11 .- ; , /! 0/3/ Â· ' r.t~,7%44- ' ing as invisible as possible," ex- *A A:i: plained Warren Cox, partner in the 4 trpl 43.4 Fi Le-9..3 4 -034:Ati:/0,>,; architectural firm Hartman/Cox, ~ ~ f' a f: ' :l JJ >-, mt< Fl,7~.- 79 'r t li Il; 4/ 161=.tw 4 1 a . kil.1,1.4, i . which won awards for the design. ,,. :4 yzi'FLT,0,12'i;* i t Â·' 4- 4 6* Development Pmeas: InJune 1978 a 'ipÂ¥/tfil:4 7% 11 - 2 /3.Aittjapfie private school occupying Sumner E 4 A 4 11 2/41/:t/:6:i . Â·.-,â‚¬:1,772-1 f ' k. 11 11 11 0, 1â€¢â€¢;~-Ailf. School moved out leaving the build- . Â· k 11 i:__a_..../.-1"-Ill- - -.--t---*=-U/$-l, ing vacant. In 1979 the school was 0 [ Â« 047~~7 V~ R placed in the National Register of 7Â·144 6 ,; 1 .0,1 14 11, ir '731 1 1 j Id,Â£Â£.;1+FRE'Ji-~,it Historic Places. This proved to be an i r ,; V . If 11.1 Â·h 77: Â·Â·Â·- -Â·*â€¢rÂ·%-k.3' F Fâ‚¬71%1$' important step, because that summer ill-; -.-442- * .1 g A-- *6,Â·Â£2* i''/1-,*c~':' part of the roof collapsed, and the Â£ . F I 1 Â¢: .4. * Â·- -â€¢~ -e. 1,3. 1.->28â‚¬-~ Esrk,ph,Â· NAM-2 +NE ---- I. city notified the school board that . -6 - 149 the building was "imminendy dan- ~ *6et-X- gerous and unsafe and should be 32- -61 alli .Â·Â· razed" within 24 hours. The school board went to court and received a restraining order, based on the structure's historical significance, to prevent demolition. In Washington, D.C., the school board is responsible for maintaining Condemned to the wrecking ball iv 1979, Sumner School, built in school buildings and grounds, but 1871 to edumle r}duren offonner slaves, surnds fully restored as a the city's Department of General Ser- public meeting place and histolic museum. vices (DGS) is responsible for the dis- position of all school buildings. Bv Sumner Sehool and its young,r sister Magruder Sozool [ opposite], 1980 school board and DGS officials both in the National Register of Historic Places, aTe integrated into a began meeting to hammer out a way #livate, presligious officÂ£ complex in the heart of 012 Washington, D.C., businas dist,ict. to save the school with such histori- Photos/top and Tight: Warren Jaeger Photograp}11 Inc. . 31/** I ' cal significance in a predominantly ropolitan African Methodist Episco- Terms of the Deal: The one-acre site is ' black city. After a year of negotia- pal Church. The development team leased to the developer for 80 years tion, the two departments signed a included a minority law firm and the at a yearly rent of $1.3 million. This memorandum of understanding stat- church that originally had owned the ground rent is forgiven by the dis- ing that if the board relinquished land on which the Sumner School trict until the costs of renovation of control of Sumner School, DGS was built. The church, now located a Sumner School and accrued operat- would not sell it. Further, a review block from the site, gained Sunday ing and financing expenses are panel was established comprising two parking for church senices and a re- reached. The public benefit re- members from the board of duction of its debt from new build- ceived for the estimated first 25 years 43 education and two from the city gow ing construction under the partner- of the lease agreement is the fully ernment; the panel would have the ship agreement. The partnership renovated and restored Sumner Mu- responsibility for soliciting and gained support of one of the largest seum facility. Project construction of reviewing development proposals for black congregations. the school cost $7.5 million; annual the Sumner-Magruder site. operating costs are approximately Negotiations to craft a ground lease $400,000. The office complex is fully In 1981 a Request for Proposals was agreement continued for 15 months, occupied. released, ajoint product of the a function of the complexity of the school board and DGS, The review development project and the care Owner: District of Columbia panel selected five finalists and rec- with which the parties approached Schools, Sumner School Museum ommended ajoint-venture develop- this "first time" venture. The school and Archives ment proposal from Hartman/Cox board and city government agreed to 17th & M Streets NW Architects, Boston Properties Devel- support the developer's request for a Washington, D.C. 20036 oper, First City Properties, and Met- rezone of the one-acre site, which Richard Hurlbut, Director took another year. Construction be- (202) 727-3419 gui in 1984 and was completed in 1Â£SSeÂ£. Boston Properties 1985. 500 E Street S.W., No. 850 Washington, D.C. 20024 Robert Burke, Senior Vice President (202) 646-7600 4 1 + - h-