THE FUTURE OF SCHENLEY: A Community Driven Visioning Process
FINAL MEETING
THE FUTURE OF SCHENLEY: A Community Driven Visioning Process Oakland Planning & Development Corporation Schenley Farms Civic Association Bellefield Area Citizens Association Hill Community Development Corporation Hill House Uptown Partners Councilman Daniel Lavelle Council Patrick Dowd Funded by Office of Councilman Bill Peduto
Schenley High School Vision Plan Community Meeting #3:
• • • •
Welcome & Goals for Meeting Recap from Meetings #1&2 Preferred Reuse Strategies Next Steps Final Report to BOE Recommendations for RFP Marketing/Developer Outreach Your Role!
“Schenley should be an extension of the life of the community.....to serve the interests of the commonwealth above all else” Principal James N. Rule First Principal of Schenley High School
Fast Facts • Constructed 1915-16; cost over $1MILLION a record • Named for philanthropist Mary Schenley • Peak enrollment 3012 in 1940
Quick Recap: History & Conditions
• Unique triangular shape • Progressive educational thinking • Economical design • Designed by architect Edward Stotz (Fifth Avenue HS,
South Side HS, Colfax School)
Future Unique Apartments
What role can the Residential Market Play?
Future Apartments
Challenge of the Corridor
How to use the 14 foot Corridors?
Challenge of the Pool & Gym
Challenge of the Auditorium
The Gymnasium
New Granada Theater A Community Performing Arts Center
The Pool
Collaborative Venue: Learning/Music Minimal fly and support space
Existing Capacity: 75 New Capacity: 111 (+1 deck) New Capacity: 142 (+2 deck) B Level: Add 85? (difficult & $$$)
Stair
Stair
Light Court
ASSUME 75-142 range is feasible
31
School for the Blind
40
Auditorium
E 25
25
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40ing Par
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Class
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Ex
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35
1985 Gym/Pool Stair
Parking Capacity Study
Light Light Court Court
s
m
o ro
C
s las
6,050 NSF
5,800 NSF
8,900 sf
Old Gym Location 9,300 sf
Old Gym Location
9,300 sf
Old Pool Location
1,425 SF
1,425 SF
9,200 NSF 66,430 (Triangle (B/G)
Floor Plate GSF: 47,680 gsf (nic auditorium) 56,580 gsf Incl Aud.
Floor Plate USF: 23,400 nsf (nic auditorium) 32,800 nsf Incl Aud.
Ground Floor
B
G
\
\
SCHENLEY HIGH SCHOOL BASEMENT FLOOR EXISTING CONDITIONS
SCHENLEY HIGH SCHOOL GROUND FLOOR EXISTING CONDITIONS
Gym
1
2
North Court
South Court
North Court
South Court
\
\
SCHENLEY HIGH SCHOOL FIRST FLOOR EXISTING CONDITIONS
SCHENLEY HIGH SCHOOL SECOND FLOOR EXISTING CONDITIONS
75 units rental
Bigelow Blvd
Lightwell/ Courtyard Bigelow Blvd
70,000 sf Intergenerational Learning Center SCHENLEY HIGH SCHOOL SECTION LOOKING WEST • EXISTING CONDITIONS
SCHENLEY HIGH SCHOOL TYPICAL FLOOR SECTION • EXISTING CONDITIONS
Bige
low
low
Bige
Gr
ad
el
ine Grade line
Be
lle
fie
ld
Bellefield
Floor Plate USF: 23,400 nsf (nic auditorium) 32,800 nsf Incl Aud.
Floor Plate GSF: 47,680 gsf (nic auditorium) 56,580 gsf Incl Aud.
900 SF
Stair
'-2
24
" 3/4
5'10
1 24
10,500 SF
11,500 SF 400sf module 2 windows
5,500 SF
5,700 SF
20,300 SF
Light Court
Aud
North Court
1,700 SF
\
1200sf module 6 windows
45'-0"
800sf module 800sf module 4 windows 4 windows
Typical Upper Floor Footprint
800sf module 4 windows
19,800 SF
800sf module 800sf module 4 windows 4 windows
30'-0"
394'-2 3/8"
Stair
Bigelow Blvd
6,000 SF 8,500 SF
40'-0"
Corridor
Stair
South Court
8,400 SF
6,000 SF
Light Court
3/8 "
42,800 GSF 22,800 ASF
Typical Upper Floor
800sf module 4 windows
800sf module 800sf module 4 windows 4 windows
1200sf module 6 windows
1,700 SF
\
800sf module/4 windows Add 400sf for sleeping loft on first floor
RENTAL APARTMENTS CAPACITY STUDY
INCUBATOR/LEARNING CAPACITY STUDY
CONDO CAPACITY STUDY
SCHOOL CAPACITY STUDY
OFFICE CAPACITY STUDY
Meeting #3 July 25, 2012
Schenley High School Alternative Reuse Evaluation Use
Public School Charter/other Education Residential (Rental)
Zoning
Conditional Use Conditional Use Multi-unit As of Right
Parking By Code
Parking Quantity (75 Exist)
Historic Tax Credits
What we heard
1 per 800sf
300
No
Support
1 per 800sf
300
No
Support
1 per unit*
75
YES
Support
Residential (Condo)
Multi-unit As of Right
1-1.5 per unit*
58/84
No
Support
Office (Single User)
Not allowed in RMVH
1 per 500
296
YES
No Support
Office (Multi-Tenant)
Not allowed in RMVH
1 per 500
296
YES
No Support
Live/Work Incubator (tech/arts)
Not allowed in RMVH
1-2 per unit?
32
YES
Support for lower levels
50+ Independent Living
Multi-unit Residential Special Exception Conditional Use
1 per 4 residents
32
YES
Support
70
YES* if tenant
Conditional Support
Cultural Use for Auditorium (reduce seating to 350-400) Gymnasium/Pool
Accessory Use (?)
1 per 5 seats
Quick Recap: Benchmarks/Case Studies
Benchmarks — Education Hazleton High School (1926) – Hazleton, PA Rehab Date: ! ! ! Proposed Demo: New Use: !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Tax Credits: ! ! ! Area: ! ! ! Rehab Cost: ! ! ! Cost/SF: ! ! ! Parking: ! ! ! ! ! ! ! ! ! ! ! ! ! !
2005-07 1998! ! Elementary / Middle School (Grades 3-8) N/A 139,000 SF $20.6M $148 Expanded by removing non-historic additions
Benchmarks — Live/Work Film Production Studios Hyacinth Lofts, Cleveland Ohio 2005 Welcome to your personal stage. Here, beneath whitewashed ceilings that soar 14-feet above polished concrete floors, begins your opportunity to perform the drama of life 24-hours per day, seven days a week!’ “ Like any award winning ‘off-Broadway’ hit, Hyacinth Lofts has been gathering praise and recognition from all quarters…“Filmakers, performance artists find a home here.” Cleveland Plain Dealer, October 9, 2005 51 Live/Work loft apartments 2,500 square foot, fully equipped fitness center Well-located loading dock for hauling in life’s ‘props’ Suites from 780 to 1450 square feet; $625 to $1100 per month Soundproof rehearsal/editing suites in select units Black-box space offering a ‘green-screen’ and grid system for (your own) lighting Community room including: Two soundproof editing suites
!
!
Benchmarks — Luxury Apartments
Benchmarks — Apartments / Commercial
Highlandtown Middle School (1934) – Baltimore, MD
Buffalo Alternative High School (1913) – Buffalo, NY
Rehab Date: ! Sale Price: ! New Use: ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Tax Credits: ! Area: ! Rehab Cost: ! Cost/SF: ! Parking: ! Developer: !
! Ongoing ! $530,000 ! 34 Apartments ! 1BR $1200-$1400 ! 2BR $1400-$1600 ! Includes 27 2-story lofts ! Federal; State pending ! 258,000 SF ! $27M (projected) ! $105 ! 148 within building ! Focus Development
Rehab Date: ! Sale Price: ! New Use: ! ! ! ! ! ! ! ! ! ! ! ! ! ! Tax Credits: ! Area: ! Rehab Cost: ! Cost/SF: ! Parking: ! Developer: !
! 2005 ! ! ! ! ! ! !
17 BR Apartments 12 2BR Apartments 8000 SF Commercial Yes $5M
! 30 spaces ! Signature Development
Benchmarks — Energy Innovation Ctr
Benchmarks —Coworking Space In Brooklyn, coworking takes an artistic twist. There are three coworking spaces exclusively for writers. One space has almost no desks. Another offers a bicycle repair service. But as well as authors, painters and cyclists, creative workers from all sectors can find plenty of great places to work.You can spend as little as $99 a month for a desk, or up to almost $500, depending on your needs. Brooklyn Coworking Profile Number of Coworking Spaces: 10 Number of desks: 340
Pittsburgh Gateways Purchased for $170,000 +
Historic Tax Credits New Market Tax Credits RCAP (State Grant) Apprentice Training Higher Education Offices Incubator Coworking
50% Public Subsidy in Construction Cost
Benchmarks — South Hills High School 163,000 Sf ; 106 Apartments Demolished Gym & Auditorium NO Historic Tax Credits Housing Tax Credits RCAP (State Grant) LEED Gold Innovatve Energy Systems
$23 Million $216,000/unit $141/SF
Market Context • North Oakland Market & Schenley Farms • Condition of Centre Craig District • Pittsburgh-region home sales rose 7 percent in June, driven by hotter high-end market.
New Market Tax Credits Preservation Tax Credits
• The New Markets Tax Credit (NMTC) is part of the
• A 20% federal income tax credit is available for the
• The NMTC Program provides tax credit incentives to
Community Renewal Tax Relief Act 2000.
rehabilitation of historic, income-producing buildings that meet certain requirements (including listing on the National Register).
• As of July 1, a 25% state income tax credit is available.
While modeled after the federal program, it has a $3M annual limit (statewide) and a cap of $500,000 (per project)
RCAP • The Redevelopment Assistance Capital Program
(RACP) is a commonwealth grant program administered by the Office of the Budget for the acquisition and construction of regional economic, cultural, civic and historical improvement projects.
• The RACP recently underwent a redesign of its project selection process. This was done to 1) define the application process with published guidelines and procedures; 2) implement merit-based evaluation and selection; 3) promote transparency; and 4) maintain rigorous monitoring, measurement and reporting.
investors for equity investments in certified Community Development Entities, which invest in low-income communities. • The credit equals 39% of the investment paid out (5% in each of the first three years, then 6% in the final four years, for a total of 39%) over seven years (more accurately, six years and one day of the seventh year) . A Community Development Entity must have a primary mission of investing in low-income communities and persons.
Allegheny County Economic Development Community Infrastructure & Tourism Fund • CITF Grant & Loan Applications • Allegheny County will begin accepting applications for the 2012-13 on September 4, 2012.
• Emphasis on job creation • Part of a community plan • Matching Funds
Meeting #1 July 11, 2012
Schenley High School Alternative Reuse Evaluation
What we heard
Public School Charter/other Education
Low impact on Neighborhood Environment
Residential (Rental)
Parking & Traffic Noise Levels Lighting Trash Construction Management
Residential (Condo) Office (Single User) Office (Multi-Tenant)
Compatible Uses Residential/Learning/Community
Live/Work Incubator (tech?) 50+ Living
Summary of Mixed Uses Uses
Community Focus
Residential MARKET Residential WORKFORCE Residential 50+/Retire to College Pool/Gym Community Fitness Ctr “Mary Schenley” Life LongIntergenerational Learning
• •
Residential Focus
• • •
Incubator Commercial Sublease Live/Work Arts & Technology Workforce Training (Meds) Auditorium (limited arts & culture)
• •
•
Learning Focus
Arts Focus
Technology Focus
Community Particpation ★ Formal Process Approved by BOE and Community Reps.
• • • • • •
•
★ Developers commit to presentation before award and before submission to Zoning or Planning agencies
• •
• • •
★ Regular engagement with some form of a community stakeholder committee (Construction/Operations/Design reviews)
Goals For Successful Reuse
RFP Model Language
1. Significant Community Use: Community feedback indicates desirability for some part of the new use to continue to be accessible to the community.
★ Goals for Successful Reuse
2. Respect Schenley’s symbolic sense of place, bridging civic institutions and
★ Preferred Options for Reuse
residential neighborhoods.
★ Financial Feasibility ★ Program and Concept Plans ★ Criteria for Selection ★ Formal Community Participation
3. Economic Feasibility: New uses, ownership and operations should be economically feasible, with predictable ongoing viability. 4. DBE Participation: Best new uses will support the participation of DBE and local businesses. 5. Historic Preservation: Schenley should be respectfully rehabilitated following historic preservation guidelines with or without Tax Credits. 6. Be a Good Neighbor: Uses shall be a good neighbor to the surrounding neighborhoods.
Goals vs. Mandates ★ Legal & Policy Limits from BOE ★ Goals: Historic Preservation, LEED, Parking, DBE, etc
★ Mandates might include Formal Community Participation, DBE Process, etc.
Example RFP GOALS Sheet (Northfield RFP)
Example RFP ISSUES Sheet (Northfield RFP)
• • •
Take Final Report to Board of Education Work to get recommendations into RFP Targeted Marketing/Developer Outreach
WE NEED YOUR VOICES! NEXT STEPS ARE YOURS!
SEE THE FINAL REPORT AND STAY IN TOUCH WITH THE PROCESS!
Go to www.opdc.org or click on: h"p://www.opdc.org/programs0services/plan0partner/community0vision0for0 the0adap:ve0reuse0of0schenley0high0school/