shs-presentation-3

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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ist

40ing Par

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g

Class

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is Ex

Ex

room

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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/