Old Bloomington Jr. High School Redevelopment Study For the properties located at 502 East Washington Street (Old Bloomington Jr. High School) and 500 East Jefferson Street (Existing Parking Lot) in Bloomington, Illinois.
Pillar Properties, XIII, LLC 115 North Neil Street Champaign, Illinois 61820
Section 1 Introduction & Background Location | Zoning | Historic Preservation | Existing Studies & Documents | Existing Utilities
Section 2 Site & Building Analysis
Existing Conditions | Existing Facility Overview | Property Condition Assessment
Section 3 Funding Strategies
Municipal | State | Other Incentive Programs
Section 4 Facility Options General Options | Possible Use Matrix | Floor Plans | Observations | Conclusions
Attachments
Attachment A | Permitted Uses. Attachment B | 2015 Demographic Profile Attachment C | Downtown Bloomington Demographic Profile Attachment D | Downtown Bloomington Strategy Feasibility Study Attachment E | Proposed Downtown Hotel
Prepared by MSA Professional Services, Inc. 201 West Springfield Avenue, Suite 400 Champaign, Illinois 61820 877.352.0081 www.msa-ps.com April 2016
17669000 | Old Bloomington Jr. High School Redevelopment Project
SECTION 1 | INTRODUCTION & BACKGROUND
Historic Preservation
The properties are not currently within a local or national historic district nor are they listed on any register. According to the Historic and Architectural Resources Geographic Information System, the school is listed as “undetermined” meaning that a survey was conducted on the site, but no determination as to its historic significance has been made by either a local or national governing body. If historic tax credits or similar incentives are to be sought in the future, The school property generally contains a three story building most likely a determination will need to be made on the built circa 1915 and influenced by the Art Deco style of property. However, it should be noted that despite the architecture. The original purpose of the building was for potential for architectural significance, the building may education while it currently houses several uses including hold sentimental and cultural value to the community as it a swim club, a preschool and a church. The second parcel is has been in active use for over a century, and it is expected located behind the main structure and is primarily used as a to be valued by many as a contributing factor to the “Sense surface parking lot. of Place” for the community. A redevelopment study has been performed on the parcels of land commonly known as the Old Bloomington Jr. High School (PIN 21-04-408-001) and the associated parking lot (PIN 21-04-404-001). The purpose of this study is to research items such as existing zoning(s), building criteria, utility availability, and other regulations that may restrict or regulate the redevelopment of the sites.
Location
As shown in Figure 1 (below), the properties in question are on the edge of the downtown in the City of Bloomington, McLean County, Illinois. More specifically, the sites are located on the east side of McLean Street with the school occupying the entire block between Washington and Jefferson Streets and the parking lot occupying the north east corner of the intersection of Jefferson and McLean.
Zoning
The parking lot is zoned S-2 Public Lands & Institutions which is intended for the “establishment and maintenance of public uses, publicly-regulated uses and private uses that display an inherent relationship to the public interest”. The parking use is currently a conforming use and can remain so in the foreseeable future. If the use were to change, a zoning change may be required due to the limited permitted uses within the S-2 zoning district.
Figure 1 - Location Maps
Downtown Bloomington
Downtown Bloomington
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Section 1 | Introduction & Background | 3
Existing Studies and Documents S-2
B-3
Figure 2 - Zoning Map The school is currently zoned, B-3 Central Business District (See Figure 2, Zoning Map). The intent of this District is to “provide for a variety of retail stores and shops, offices, and services in the central business area of the City”. The allowable uses for this district is extensive. A full list can be found in Attachment A - Permitted Uses. Generally, allowable uses follow what one might expect in a traditional downtown: retail, office, entertainment, food and beverage, etc. Preliminary, viable options include, but are not limited to, Athletic/Health/Swim Club, Community Center, Bar/ Tavern, Food & Beverage, Auditorium/Concert Hall, Dance/Music Studio, Nursery/Preschool/Specialty School, Home for the Aged, Multifamily housing, Professional Services/Supplies, Office (non University/College), Dental or Medical Laboratory, Printing and Publishing. All of these uses are currently permitted and would not require a special use permit.
Below is a summary of the available studies and plans put together by the City of Bloomington and surrounding area. Some of the documents have been added as attachments. 2015 Demographic Profile | This document covers demographic information for the Bloomington-Normal Metropolitan Statistical Area from age and race, major employers and educational attainment to lifestyles and tax structure. See Attachment B for full report. Downtown Bloomington Demographic Profile | This two page document covers all the basic demographic information for Downtown Bloomington. While the properties in this study are not within the boundary of Downtown Bloomington, they are by proxy and therefore this information can be considered pertinent. See Attachment C for full document. Downtown Bloomington Strategy | Completed in November of 2013, this document covers a Master Plan, Zoning and Land Use Recommendations, Parking Policy, Transportation Recommendations, and an Implementation Strategy for the Downtown. The work includes a market study and analysis for the area as well as a vision. While not formally adopted by Council, the study provides useful information into the functionality of the area as well as the desires of the community and downtown. See Attachment D for full study. Feasibility Study Proposed Downtown Hotel | Completed in February of 2014, this study looked at the feasibility of a hotel locating in Downtown Bloomington. It looked as similar market case studies, existing and projected markets, conducted a hotel supply analysis and conducted a feasibility analysis. The study concluded with a feasibility gap of about $14.2 million. The full study can be found in Attachment E.
Exiting Utilities
The following companies provide all the utilities for the City of Bloomington. The subject site is existing, therefore all utilities are available. • Ameren • Corn Belt Energy • Nicor Gas • Frontier • Utility Locates • Comcast
Exterior of structure, c. 1950s. Photo credit: www.cardcow.com
Pillar Properties, XIII, LLC
17669000 | Old Bloomington Jr. High School Redevelopment Project • Upper part of Pool and associated rooms - 6.350
SECTION 2 | SITE & BUILDING ANALYSIS Existing Conditions
• Courtyard _____
This is a review of the existing Junior High School facility, based on facility tours and observations by MSA Staff. The purpose is to look at the condition of the facility and identify potential for adaptive reuse to meet the highest and best use. It identifies ideas and strategies that may be considered as the most logical and feasible. Comments offered here are based on observations and on professional opinion. The conclusions identified are broad, with the exact detailed physical needs not necessarily defined. Specific reuse concepts are only generally developed in order to consider the most viable alternatives.
• Classrooms/Study Rooms ______ • Shop areas ________ 3. Second Floor | The second floor continues with classroom spaces and offices as we as communal space. Approximate Room Sizes (Square Feet) • Auditorium _____ • Courtyards ____ • Classrooms _____ • Offices ____ 4. Third Floor | The third floor continues with classrooms mostly geared toward the arts and sciences.
Existing Facility Overview
Approximate Room Sizes (Square Feet) The former Bloomington Jr. High School occupies the • Upper Part of Auditorium ____ majority of the 2 acre block with a building, parking area and • Courtyards ____ green space. The building fronts onto Washington Street, with secondary frontages on McLean and Evans Streets, • Science/Chem Laboratories _____ with the back of the facility facing Jefferson Street. While the • Art Room ____ structure has not been used as an educational facility by the • Drafting Room ____ School District for some time, it has had multiple users over the last several years including a barber school, a church, political offices, a dance studio, and other smaller businesses Facility Notes and not-for-profit organizations. • The basement contains a central broiler room. The 168,000 square foot building has roughly 42,000 square • Masonry exterior wall. feet on all four floors, including the basement. Below • Each of the above grade floors contain rest room describes each floor in greater detail. facilities/locker rooms. 1. Basement | The basement currently serves as both • There is one elevator located in the north west corner functional space to run the structure as well as of the building. communal gathering space. • There is a large central staircase which connects al the floors. Additional staircases can be found in the east and west wings.
Approximate Room Sizes (Square Feet) • Gymnasiums - 9,500 • Pool and locker rooms - 6,350 • Kitchen, Lunch Room & Ancillary Uses - 4,400 • Mechanical Rooms - 9,400 • Other - 12,350 2. First Floor | The first floor serves as the entrance to the facility. Approximate Room Sizes (Square Feet) • Upper part of Boys Gymnasium (open) - 9,500
Site Notes
• The Block of Washington Street in front of the School Building has been rate “5-Fair” by the City. The three other surrounding streets have been rated “4Fair”. Streets and associated infrastructure may need repaired or replaced in the near future. • The sidewalks surrounding the properties are in tact
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Section 2 | Site & Building Analysis | 5 and appear to be in fair to good condition. • There is an existing playground (~3-7 year olds) on the east side of the lot, adjacent to the building, most of which is fenced in with a chain link fence. • There is an on-site parking lot on the north west corner accommodating approximately 20 cars, and drive/drop-off lane running parallel to the building along the west side. Additional parking can be found across Jefferson Street on the other site. • The site is two blocks from the eastern most edge of what is considered the formal “Downtown Bloomington”. Between the Downtown and site are several parking lots and disjointed buildings. From a functional standpoint, the site does not appear to function within the traditional downtown setting, but rather as a transitional use between the downtown to the west and the residential neighborhood to the east.
Property Condition Assessment
Overall, the existing facility is seemingly in good condition, which is a sign of care and maintenance through the years. Below describes in more detail the general conditions of the major building components. This is not a item-by-item inventory of deficiencies, nor does it describe the cost to improve conditions of any of the components. However, it will provide the general condition in order to best consider any adaptive reuse options for the facility. TO BE COMPLETED:
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17669000 | Old Bloomington Jr. High School Redevelopment Project Tax Increment Financing | Currently not available in area
SECTION 3 | FUNDING STRATEGIES Municipal/County
Programs managed by the City of Bloomington require contact with the Economic Development Office as soon as possible with the project, especially since many incentives are time intensive and projects tend to be time sensitive. Sales Tax Rebate | Requires City Agreement
Illinois law allows units of local governments the ability to designate areas within their jurisdiction as TIF districts. These specially designated districts are used by local governments as a way to spur economic growth by dedicating the sales tax revenues and additional property tax revenues generated within the TIF for improvements within the district with the hope of encouraging new economic development and jobs. Eugene D Funk Grant Program | Available to State- or Nationally-Registered Historic Properties
Illinois law allows units of local governments the ability to rebate sales taxes as a way to spur economic growth. In this manner, units of government can dedicate the new This program is designed to provide the owners of the historic incremental sales tax revenue within the project area. properties with financial assistance in the preservation, restoration or rehabilitation of the exterior architectural Property Tax Abatement | Requires City Agreement Illinois law allows units of local governments the ability features of buildings and structures on such properties. to abate property taxes as a way to spur economic growth. The program provides funding for up to 50% of the total In this manner, units of government can dedicate the new cost of eligible exterior projects, with a maximum grant amount of $2,500 per project. incremental property tax revenue within the project area. McLean County Revolving Loan Fund | Currently Available The Revolving Loan Fund (RLF) was established to provide financial assistance to new or expanding businesses in McLean County. In addition, the fund serves a public policy goal of developing a stronger economic base and expanded job opportunities. Use of the funds is governed by a variety of rules and regulations mandated by the State and Federal agencies that provided the original grants to McLean County. Business Improvement District | Currently not available in area
State
Advantage Illinois | Currently Available
This program is comprised of multiple programs to spur institutional lending, including Capital Access Program, Participation Loan Program-which includes a component for Minority/Women/Disabled/Veteran-Owned businesses, and Collateral Support Program; and the Invest Illinois Venture Fund, which leverages private investments in startups and high-growth businesses. A Business Improvement District is a specially designated Economic Development for a Growing Economy Tax area in which a municipality can impose an additional Credit Program (EDGE) | Currently Available sales and/or hotel tax of up to 1% for a term of 23 years. The EDGE program is designed to offer a special tax Business Districts are authorized by Illinois law as a means incentive to encourage companies to locate or expand of spurring development or redevelopment, and may only operations in Illinois when there is active consideration of be designated in areas where there is a formal finding of a competing location in another State. The program can provide tax credits to qualifying companies, equal to the blight. amount of state income taxes withheld from the salaries of Special Service Area | Currently not available in area employees in the newly created jobs. A Special Service Area (SSA) is a taxing mechanism that can be used to fund a wide range of special or additional Illinois Small Business Jobs Creation Tax Credit | services and/or physical improvements in a defined Currently Available geographic area within a municipality or jurisdiction. This type of district allows local governments to establish such areas without incurring debt or levying a tax on the entire municipality. In short, an SSA allows local governments to tax and deliver services to limited geographic areas within their jurisdictions.
The Illinois Small Business Jobs Creation Tax Credit program provides small business owners and non-profits with an extra boost to grow their business over the next four years. After creating one or more new, full-time positions that meet the eligibility requirements, small businesses can register online to receive a $2,500 per job tax credit.
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Section 3 | Funding Strategies | 7
Other Incentive Programs
Ameren Illinois Energy Efficiency Business Program | Available This Program provides cash incentives to commercial businesses, non-profits and private schools to help offset the initial cost of an energy efficient project. www.actonenergy. com Corn Belt Energy New Construction Program | Available Applicants must be constructing a new building, addition or a major renovation which will be a non-residential member of Corn Belt Energy. Please visit these links to get started: www.cornbeltenergy.com or www.powermoves.com Nicor Gas Economic Redevelopment Program | Available The Nicor Gas Economic Redevelopment Program offers technical assistance and financial incentives for energyefficient upgrades and renovations in existing commercial, industrial, and multifamily buildings. www.nicorgasrebates. com Property Tax Assessment Freeze | Available Managed by the Illinois Historic Preservation Agency , this program can freeze the assessed value of historic owneroccupied, principal residences for a period of 8 years, followed by a four-year period during which the property’s assessed value steps up to an amount based upon its current market value. This results in 12 years of reduced property taxes. www.illinois-history.gov
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17669000 | Old Bloomington Jr. High School Redevelopment Project
SECTION 4 | FACILITY OPTIONS General Options • Adaptive Reuse
1. Re-Use Entire Structure: Renovate all floors for new uses, or maintain current facilities (classrooms, gyms, auditorium and pool). 2. Partial Reuse/Redevelop: Remove the pool and part, or all, of the interior communal spaces (gyms and theatre). This new space can either be used as an amenity to new users of the remaining classroom spaces, or could be redeveloped for a higher and better use. 3. Redevelop Entire Site: Tear down all buildings and redevelop for new user(s). It will be important that the new development reinforce the surrounding character of both the surrounding downtown and residential districts.
1st Floor, Main Hall. Photo Credit: MSA Professional Services, Inc.
Specific Adaptive Reuse Options
The adaptive reuse possibilities for the existing facility are varied. Some uses may not be conducive in the confines of the existing building and some may not feasible due to market conditions. The table on the next page provides a “brainstorm” list of ideas with commentary on their viability in each part of the building. Due to the large scale of the facility, a mix of uses may necessary and most viable. A private use will be most beneficial to the tax base.
Main stairwell system. Photo Credit: MSA Professional Services, Inc.
Standard Classroom Unit. Photo Credit: MSA Professional Services, Inc.
Main entrance interior. Photo Credit: MSA Professional Services, Inc.
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Section 4 | Facility Options | 9
Possible Use RETAIL -Shops -Marketplace/Emporium -Bookstore -Furniture/Home Decor -Year Round Farmer’s Market
FOOD & ENTERTAINMENT -Restaurants -Bar/Brewery -Performances such as music, dance or comedy -Arcade -Other Attractions -Event Space (weddings, retirement parties, etc.) -Year Round Farmer’s Market -Commissary
SERVICES -Health Club -Beauty Parlor -Dance Studio -Offices
Solitary Passenger Elevator.
Portion of Facility Classrooms/ Gymnasium Gymnasium | Theatre | Offices | 1st Floor Second Floor 3rd Floor
-No exterior access to any one classroom -Already divided for small shops to set up -Limited access to shops, similar to a traditional mall -Lots of windows, but not ideal for display or driveby traffic -Potential for a food court for start up restaurants/test kitchens on first floor -There is an existing kitchen and cafeteria in the basement; ideal for food preparation and storage (food trucks/vendors)
Pool Area
General Comments
-May be good for open markets or bazaar type set ups -Open plan may be advantage for further development
-May be good for -Not conducive open markets or to retail. bazaar type set ups -Open plan may be of advantage for further development
-Not conducive to retail.
-Great presence and curb appeal -Poor visibility from the street -Little to no pedestrian traffic -Could be developed as an Emporium with internal circulation shops -Building is too large for this one specific use.
-Open Concept for dining or bar -Open Concept for large events
-Open Concept for dining or bar -Open Concept for large events
-Potential for a bar/ entertainment/ pool concept -Not conducive for anything other than a pool function.
-Great presence and curb appeal -Ample space for all of the food & entertainment potential. -Full kitchens can be cost prohibitive and challenging in this space -Building is too large for this one specific use.
-Great asset for a health club
-Great presence and curb appeal -Building is too large for this one specific use.
-Ideal sized -Great asset for spaces for a health club specialty classes such as dance, spin, or aerobics -Good size offices to individually rent, or group for larger client
-Ready made for performances -Potential for theatre/dinning option -Ideal for ceremonies
-Great asset for a -Performance health club area for dances
Larger Classroom/Studio.
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Single stack. Photo Credits: MSA Professional Services, Inc.
17669000 | Old Bloomington Jr. High School Redevelopment Project
Possible Use
Portion of Facility Classrooms/ Gymnasium Gymnasium | Theatre | Offices | 1st Floor Second Floor 3rd Floor
CULTURAL -Center for Art -Gallery -Community Center -Theater -Educational -Vocational School -Fabrication Laboratory (FabLab)
-Classrooms already designed for individual galleries or work spaces.
-Open concept ideal for art gallery, but needs some retrofitting.
MULTI-FAMILY HOUSING -Condominiums -Apartments -Senior Living
-Too small for single unit, and windows limit number of bedrooms (See potential layout on following page).
-Large space for events, but potentially too large to maintain.
Interior Courtyard. Photo Credit: MSA Professional Services, Inc.
-Great presence and curb appeal -Segmented -In addition to theatre, 3rd floor houses existing shop/ mechanical/ chemistry classrooms-ideal for vocational classes or a fabrication laboratory. -Large space -Great amenity, for events, but but potentially potentially too too large to large to maintain. maintain.
Pool Area
-Open concept ideal for art gallery, but needs some retrofitting.
-Great amenity, but potentially too large to maintain.
General Comments -Great presence and curb appeal -A Cultural use such as this may more than likely be a non-profit or public entity and therefore not contribute to the local tax base or help break even on rehabilitation. -Building too large for this one specific use. -Potential for residential on upper floors. -Need to resolve communal space access with privacy for residential uses. -Great curb appeal and allure
Tiled drinking fountain. Photo Credit: MSA Professional Services, Inc.
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Section 4 | Facility Options | 11 Typical layout for residential use - Corner Unit.
Pros: -Good size space -2 bedrooms/2 bath -Utilizes existing walls
WD
Challenges: -Only 2 per floor -Retrofit challenges still exist (plumbing, electrical, etc.)
Typical layout for residential use - Standard Unit. WD
}
Existing Hallway Existing Interior Wall
Pros: -1 bedroom/1 bath -10-12 units possible per floor Challenges: -Limited square footage; small for high end rent rates -Retrofit challenges still exist (plumbing, electrical, etc.) -To make possible, need to expand unit into existing hallway. Pillar Properties, XIII, LLC
17669000 | Old Bloomington Jr. High School Redevelopment Project
The following site plans have been marked up to show potential use mixes for development
POOL AR RESIDENT A HEALTH
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TEST KITCHEN / FOOD BREWERY PREPARATION / TASTING ROOM AREA
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These drawings and specifications are the property and copyright of the Architect and shall not be used on any other work except by written agreement with the Architect.
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These drawings and specifications are the property and copyright of the Architect and shall not be used on any other work except by written agreement with the Architect.
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These drawings and specifications are the property and copyright of the Architect and shall not be used on any other work except by written agreement with the Architect.
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These drawings and specifications are the property and copyright of the Architect and shall not be used on any other work except by written agreement with the Architect.
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Observations
• Adaptive reuse is challenging in the best of circumstances. It is especially challenging here given the magnitude of space and specific original design for an education facility. • It is very difficult to get loans, anywhere, for retail or office development. Current office rental spaces in the area are abundant and are going for $8.00 - $18.00 per square foot. • The cash flow for apartments would be challenging, especially in the historic building – the income along from residential would not support the cost of renovation. Rental rates range from $8.00-$12.00 per square foot in the area. • A good mix of many of these uses will be key to the successful redevelopment of this large structure. Challenges to the success will be maintaining privacy and security to future residential and office space while allowing access to the reuses of the of the large communal spaces. Any uses proposed on the site should be compatible to avoid unnecessary conflict. • Look for what the market will support in rent – go where rents support more debt. • There is only one small elevator serving the entire space. For residential uses mixed with any commercial or retail, a second elevator or larger elevator may be desirable/ necessary for the function of the spaces. • Additionally, ADA compliancy might be in an issue for desired uses and their most appropriate locations.
Conclusion
Making the necessary changes to the structure will be costly, but doable. The overall integrity of the structure appears to be in good condition so very few structural improvements may be needed. Based on this analysis there is potential for a mix of users, including multi-family housing, commercial and office. Developers with expertise in these sectors should be sought to establish the best and highest use for the site. To successfully redevelop this site it may be important to implement this strategy in phases - potentially with a different developer per phase. The phasing of the project will provide capital to fund each additional phase, including provide opportunities to attain additional grant/assistance monies per phase.
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