Burton Elementary School Proposal by epmd

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									Burton Elementary School Proposal
April 1, 2002

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Mission Statement Overview of Proposal Benefits to the Island community and Vashon Island School District Building Renovation Water and Fire flow Zoning Environmental and Ecological benefits Value Added to the Vashon School District Proposal Group Formal Proposal Financial information Letters of Support Similar Projects

MISSION STATEMENT Our mission is to help build a vibrant community by providing accessible, varied programs in a Community Center that can enhance the quality of life for area residents. We would foster services and activities that will encourage connections among neighbors and inspire civic involvement.

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OVERVIEW OF PROPOSAL We are proposing to the Vashon Island School District a conversion of the old Burton Elementary School into a Community Center. A 501C non-profit association will be formed to renovate and manage the Burton School. This 501C will be referred to as the Island Neighborhood Association. This association is modeled after similar community centers in Seattle and surrounding areas that have been in successful operation for over 20 years. The Island Neighborhood Association (INA) will be an umbrella organization to manage the building and coordinate usage for the different programs. Individuals and organizations will rent space from the INA that correspond to the goals of the Community Center. This proposal will co-exist with the Vashon Park District’s current use of the Skate Park and Climbing Gym. We will also support the Vashon Park Districts interest in the grounds around the school and will share in their usage with the groups involved in the Community Center. We have identified some of the potential uses for the building. These range from a coop preschool, kids art and drama classes, movement classes (yoga, dance, martial arts) music practice and rehearsal space, adult education, community college classes and running start program, a well home program including tool rental service and home-improvement classes, an environmental education center, a youth center, maritime programs and recreation activities including skating, climbing, pool, ping pong. There are many additional possibilities as well beyond this list. While no one organization has the resources, people or financial, to tackle the renovation of the whole space, many people and organizations have said they could contribute relative to the space they would utilize at the center, and would participate as members of the association. Our operating costs will be covered by funds generated through the leasing of space, and through membership drives. Additional funds for capital improvements will come from proceeds of grant applications and fund raising. Once renters begin to occupy the building we will pay the school district a mutually agreed upon square footage fee for the use of the space. The amount paid to the school district initially will be less while funds go to finance capital improvements that contribute to improving the building as an asset to the school district. As the years go along, we will contribute a greater percentage of lease money to the school district, which can help contribute to Vashon Island School District programs. Through this renovation, we will provide a safe and aesthetically pleasing building that abides by required building codes. We are not changing the footprint or making any major structural changes. The goal is to work as fast and cost effectively as possible and to use volunteer labor when possible. Individual tenants will be expected to contribute to the cosmetic improvements of their own spaces. Licensed and bonded contractors will complete major renovations, and we will be working directly with architectural and engineering companies to ensure we are meeting the present building codes. Our current estimate for this project is under $900,000. Our plan is to complete this in two phases. Phase one will be to renovate one wing, consisting of 8 classrooms, and the center core, which consists of the multipurpose room, kitchen, and offices. Upon completion, these areas will be leased out. Phase two will involve renovating the second wing

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and following with leasing this space. A grant writer will be hired to work on grants and a team of volunteers will develop a fund raising committee for this project. We support all current groups now using the school and encourage that their activities continue to develop and expand during this renovation process. The center core needs the least amount of work. This work includes new windows that meet safety and energy requirements and a poured concrete floor to cover the asbestos floor tiles. An obstacle that the Seattle area schools did not have, that we need to address, is fire flow to the building. To install sprinklers into the building will cost approximate $250,000. This sounds like a lot, but, when averaged over the 33,000 square feet of the building the cost per foot is relatively low. Without a sprinkler system, most of the proposed community activities would not be allowed to be included in this building under current zoning. The YMCA, The Boys and Girls Club of King County, South Seattle Community Colleges, and the Vashon Audubon Society are aware of the potential of this future community center to offer satellite branches for their current programs. There will be space available to rent long term, and other space available to rent hourly at affordable rates. Hourly rentals can make this facility economical for many members of the community to share their talents and strengths. The longerterm lease space will allow people and organizations to develop businesses that would be a benefit the community.

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BENEFITS TO THE ISLAND COMMUNITY AND VASHON SCHOOL DISTRICT STATEMENT OF NEED: Vashon Island, as a rural community situated between Seattle and Tacoma with a population of around 10,000 people, exists with the majority of the working population commuting off the island. This situation is limiting for the teenage youth population to get work experience and internship experience beyond the local retail businesses, or to have a wide range of activities to choose from for their entertainment and social interaction outside of school. Establishing a Community Center could serve as a tie in for many activities; educational, recreational, and for entertainment. Providing a location where all members of the community would feel welcome could foster new relationships and associations within the community. At present the Vashon Park District has been using the gym and the outside play area for a Skate Park and for a Climbing Gym for the youth on the island. We would like to recognize this lead and build further on the participation of activities to benefit the greater community. We are proposing that the elementary school be turned into a Community Center where different organizations use the school to enrich and tie the community of Vashon together. There is no one place on the island that serves this purpose presently. We see that a portion of the spaces could be rented out as classrooms for the purposes of dance, drama, and visual art classes as well as for use by the different groups on the island such as 4-H Club, Boy Scouts & Girl Scouts, Campfire, YMCA, as well as Community Colleges. People and organizations that teach the various classes, or used the facility, could then participate by employing or providing internship possibilities for the youth on the island in their field of expertise. We also see that because of the location on Judd Creek and its 17 acres of land, many of which are forested, and it’s proximity to the estuaries of Quartermaster Harbor, an environmental classroom or two could be established for use by the public and private schools for doing salmon and water quality studies, marine science studies, and examining bird and plant life of the area. This science lab classroom could also be used by elementary school groups as a hands on science lab. Space at Chautauqua is not available for a science lab, and now that the state has mandated a science curriculum to be extended to the elementary age school group, this would enhance the students ability to do hands on science experiments. Quartermaster Harbor has Puget Sound’s largest winter bird population in the area. In cooperation with organizations such as the Audubon Society, classes could be held in the “hourly” classrooms and kayaks and canoes could be stored there for use in the assistance of these studies. A historical center could be established here as a place for youth to do research on the rich history of Quartermaster Harbor and of Vashon Island. Schools in surrounding communities such as Tacoma and Gig Harbor could use this center for doing marine studies and the high school youth of the island could be trained to teach different science activities to the visiting school groups as well as to summer day camp programs.

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These centers already exist around the State. In Seattle at Discovery Park, Sedro Wooly at the North Cascades Institute, and the Mercer Slough Environmental Center serves the Eastside. Bainbridge Island has a new $ 52 million environmental center called the Puget Sound Environmental Learning Center. While we are not proposing anything along this scale we do see the advantage to a program that works for our population. Seattle and most communities have neighborhood centers that serve many of these purposes, as a place where all members of the community can gather to expand life long learning opportunities as well as interaction with different age groups in the community.

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NEEDS/ CONSIDERATIONS Vashon has conducted numerous studies on the need of a community center on the island. $50,000 was spent on the latest study. The conclusion is that a community center is needed, yet the how’s and where’s have not been established. Using the old Burton Elementary School as a community center has many benefits. The first is economic. New construction costs is upwards of $150.00 per square foot. A center that is 33,000 square feet, the size of Burton Elementary, would cost the community close to five millions dollars. Renovation cost for this building is estimated at $25.00 per square foot, to high estimate of $900,000. In Seattle it has been proven that community centers make neighborhoods more desirable to live in. The youth have supervised activities, and the adults have a place close to home for educational, recreational and meeting locations. The more desirable a neighborhood is, the higher the tax value, which in turn provides a greater source of income to the school district. Also, a rent able building on property is a greater asset to the Vashon Island School District than just raw property, which is all the school district would own if the building were torn down. The center will also begin paying rent to Vashon Island School District. This rent will be less in the beginning, but once the capital improvements have been paid, the rent will increase for the school district. The center will be an asset to the school district, and the school district will have an option to use space in the building in the future for its own needs. This community center, located in close proximity to Judd Creek, and to Quartermaster Harbor, creates many opportunities for environmental education learning programs that would meet the needs of the school district’s current programs, as well as home-schooled and private schooled children. The Audubon Society’s nationwide mission is to set up Audubon centers in all major population centers around the country. The proximity and the site, having 17 acres that consists of forest, playground and ball fields, would make this center ideal for summer and after school programs for the kids on the island.

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BUILDING RENOVATION Phase One: Establish a 501 C nonprofit association to manage and develop the property. Apply for zoning variance for building to accommodate different types of businesses and activities to be held at the site based on community response. Fund raise for renovation. Renovate the center core and skate park and develop it so that it brings in income. Get sprinkler system up and running through the center core and one wing. Drill well and install water storage tank. Re shingle the roof over the center core and the south wing. Pour concrete slab over the asbestos floor in the multipurpose room. Renovate one wing of classroom space Cover firewalls in attic space with plaster board. Fix roof leaks, clean moss off the roof, repair gutters, of whole building. Beautify the grounds. Phase Two: Write grant for Phase two. Replace roof shingles over remaining wing. Sprinkler the last wing. Renovate classroom space of north wing. Engineering of Burton School: Art Rack of ATR Engineering and Steve Kicinski of Ellisport Engineering took us step by step through the previously written engineering reports to help us understand what the problems of the school were and how to remedy them. They encouraged us to proceed classroom by classroom because it would be the most cost effective approach, but because of the fire flow issues we realized we had to do that step before the interested parties could utilize the building. Individual Classrooms: Problem: When the second roof was added the metal poles that support the weight were not substantial enough if there was an earthquake or other lateral movements.. These poles are located in each classroom. Solution: Each freestanding pole will be reinforced with concrete. This involves placing a sonar tube around each pole and filling the sonar tube with concrete. The current footing for this improvement are adequate. Problem: The non-structural interior walls dividing the classrooms are not reinforced. In the case of severe earthquake or strong winds that potentially could produce a lot of lateral movement in the new roof, and the walls could crumble. Solution: Reinforce the walls by one of two methods. Covering both sides of the wall with plywood and bolting them to the wall or shot-creteing the walls with concrete that is reinforced with wire mesh.

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Problem: The beam supporting the original butterfly roof is not supported on either end of the room to withstand lateral movement. Solution: Fabricate iron “L” brackets that are bolted to the beam and then to the wall securing the beam during any movement. Problem: What remains of current window glazing could shatter in an earthquake. Solution: Replace all window glazing with safety glass near the door exits and the rest of the window glazing with thermo pane. For energy efficiency placing individual wall mounted heaters in each room may prove to be a more efficient means of heating the rooms than utilizing the old heat pumps. Main Core: The core structure needs little repair other than what the FEMA report indicated. The FEMA report will be what we use to guide us in that process, along with any other recommendations by Art Rack. Cover the asbestos floor tiles in the multipurpose room with a concrete slab. Hall ways The ceiling tiles are heavy and in case of an earthquake they should be secured in place or replaced completely with lighter weight ceiling tiles. Or remove the drop ceiling all together. Asbestos Removal Asbestos in the Burton school has been identified in three areas. In all areas we will follow EPA’s guidelines for asbestos removal and abatement. The areas of concern are, the boiler room, the multipurpose room floor, and the water pipes in the dropped ceiling hallways. Roof structure Problem: The empty space created between the first and second roof is open and potentially creates a fire risk. Fire can quickly spread from one end of the building to the other in this cavernous space. Solution: Create firewalls in the space between the first and second roof by covering current firewall framing with layers of sheetrock. Install a sprinkler system. The work done will correspond to recommendations by the fire code laws and the fire marshall.

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WATER AND FIRE FLOW A sprinkler system is needed to ensure all groups the security they need to build and develop their programs. Fire flow requirements and the sprinkler system are needed to be installed before reusing the Burton Elementary School. Except for the current permit use of an educational facility k-12 no other uses of this building will be allowed without a sprinkler system. Even under this current permit use, the fire marshal could close down the school instantly. Solutions: Install a storage tank that will hold 25,000 gallons of water. If built on higher elevation pumps will not be needed to pump water to the sprinkler system. This tank needs to be filled with water. Burton Water Company said they have enough water during the winter months to fill the tank and would able to do this. A commercial sprinkler system needs to be installed. This can be done in two phases. The first phase would place the sprinkler system in the main core and one wing. The second phase would sprinkler the second wing. The school currently has one water permit. Burton Water Company stated this one permit would work for a limited community center, but for a full operational center year round, they could not accommodate us with expanded water permits. A well would be installed. The estimated cost of this would be $2500 if the pump could be located within the school building. It would cost more if a pump house needed to be built. ZONING A zoning variance would have to be obtained for this site. This is common practice with reuse of surplus schools in King County. Dow Constantine is aware of our project and has stated that with support of the school district and the community for our proposal he would work on getting a zoning variance for the building. King County’s position is to reuse school buildings in support of the goals of the community they are in. Currently the building has a k-12 educational permit. To expand the use of the building to incorporated preschools, adult education, and individual businesses running community classes the permit would need to be changed. ENVIRONMENTAL AND ECOLOGICAL BENEFITS We are proposing to keep the school as is. We are not changing the footprint nor are we tearing down a building. The building’s renovation will comply with necessary asbestos abatement, following the EPA’s guidelines. The grounds will be used and maintained in partnership with the Vashon Park District so the weeds will be kept to a minimum. The forest will be tended to in regards to ivy effects on the forest.

VALUE ADDED TO VASHON ISLAND SCHOOL DISTRICT

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We will renovate the building to make it 100% usable. We will meet all zoning, energy, and seismic codes up-to-date We will have a liability insurance plan for the building and we will require individual tenants to have liability insurance. This building will be an asset to the school district and will produce income to the school district. If the building is torn down, the school district will then own a raw piece of land that brings in no rent able income. Under current King County zoning, the site will revert to R-15 zoning, meaning that only one single-family residence can be built on 15 acres. The school district will not have an option to rebuild a school on this site. Community centers increase desirability of people living in those neighborhoods. It increases the strengths of communities, which in turn increases property values, which then brings in more tax monies to the school district.

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REQUEST FOR PROPOSAL

Site Requested Name of Group or Individual submitting this proposal Contact information for submitting individual or organization representative

Burton School Island Neighborhood Association . Kim Post (206) 463-2908 kimmerpost@juno.com 10113 SW Burton Dr. Vashon WA. Kim Post (206) 463-2908 kimmerpost@juno.com 10113 SW Burton Dr. Vashon WA. Mike Sudduth w(206)684-2146 h (206) 463-2043 vashonislander@hotmail.com 23831 99th Avenue SW Vashon WA. Eric Wallen (206) 463-2725 walleneric@hotmail.com 16700 McIntyre Rd. SW Vashon WA. Wynona Chilbert (206) 463-1297 chilberts@attbi.com PO box 2058 Vashon WA.

Names of additional group members who are participants in the proposal

All RFPs must be submitted to the Vashon Island School District Office by 3pm on 4/1/02 Lease terms: Your group must commit to at least a ten year lease for the property. If you prefer a longer term lease, please specify. Describe in some detail the value added for the district by your proposed use of the property, commensurate with the market value of the property.

Date Proposal Submitted: April 1, 2002 Lease: 30 year lease beginning at 50 cents for the first five years then increasing there after. Please see attached lease payment schedule.  

We will renovate the building to make it 100% usable. We will meet all zoning, energy,

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and seismic codes up-to-date We will have a liability insurance plan for the building and we will require individual tenants to have liability insurance. This building will be an asset to the school district and will produce income to the school district. If the building is torn down, the school district will then own a raw piece of land that brings in no rent able income. Under current King County zoning, the site will revert to R-15 zoning, meaning that only one single-family residence can be built on 15 acres. The school district will not have an option to rebuild a school on this site. Community centers increase desirability of people living in those neighborhoods. It increases the strengths of communities, which in turn increases property values, which then brings in more tax monies to the school district.

Please describe specific benefits to the Island community resulting from this proposed use of the property.

Vashon Island, as a rural community situated between Seattle and Tacoma with a population of around 10,000 people, exists with the majority of the working population commuting off the island. This situation is limiting for the teenage youth population to get work experience and internship experience beyond the local retail businesses, or to have a wide range of activities to choose from for their entertainment and social interaction outside of school. Establishing a Community Center could serve as a tie in for many activities; educational, recreational, and for entertainment. Providing a location where all members of the community would feel welcome could foster new relationships and associations within the community. At

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present the Vashon Park District has been using the gym and the outside play area for a Skate Park and for a Climbing Gym for the youth on the island. We would like to recognize this lead and build further on the participation of activities to benefit the greater community. We are proposing that the elementary school be turned into a Community Center where different organizations use the school to enrich and tie the community of Vashon together. There is no one place on the island that serves this purpose presently. We see that the spaces could be rented out as classrooms for the purposes of dance, drama, and visual art classes as well as for use by the different groups on the island such as 4-H Club, Boy Scouts & Girl Scouts, Campfire, YMCA, as well as Community Colleges. Adult education and workshop space could provide opportunities that are currently not readily available without leaving the island. People and organizations that teach the various classes, or used the facility, could then participate by employing or providing internship possibilities for the youth on the island in their field of expertise. We also see that because of the location on Judd Creek and its 17 acres of land, many of which are forested, and it’s proximity to Quartermaster Harbor, an environmental classroom or two could be established for use by the public and private schools for doing salmon and water quality studies, marine science studies, and examining bird and plant life of the area. This science lab classroom could also be used by elementary school groups as a hands on science lab. Space at Chautauqua is not available for a science lab, and now that the state has mandated a science curriculum to be extended to the elementary age school group, this would enhance the students

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ability to participate in a hands on science program. Quartermaster Harbor has one of Puget Sound’s most varied winter bird populations. In cooperation with organizations such as the Audubon Society, classes could be held in the “hourly” classrooms and kayaks and canoes could be stored there for use in the assistance of these studies. A historical center could be established here as a place for youth and adults to do research on the rich history of Quartermaster Harbor and of Vashon Island. The center will also begin paying rent to Vashon Island School District. This rent will be less in the beginning, but once the capital improvements have been paid, the rent will increase for the school district. The center will be an asset to the school district, and the school district will have an option to use space in the building in the future for its own needs. We will have neighborhood and community meetings to address the concerns and desires of the Island community. The zoning variance will be the result of these meetings. The grounds will be used and maintained by the Park District, except for a radius around the building. This partnership will be worked out with the Vashon Park Department. Through this renovation, we will provide a safe and aesthetically pleasing building that abides by required building codes. We are not changing the footprint or making any major structural changes. Individual tenants will be expected to contribute to the cosmetic improvements of their own spaces. Licensed and bonded contractors will complete major renovations, and we will be working directly with architectural and engineering companies to ensure we

Please describe your plan to ensure that the proposed property use will be aesthetically appropriate for the setting.

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Please describe the steps you will take to ensure that the environmental and ecological impact of the proposed use has been reviewed and will be in compliance with best use guidelines.

are meeting the present building codes. We are proposing to keep the school as is. We are not changing the footprint nor are we tearing down a building. The building’s renovation will comply with necessary asbestos abatement, following the EPA’s guidelines. The grounds will be used and maintained in partnership with the Vashon Park District so the weeds will be kept to a minimum. The forest will be tended to in regards to ivy effects on the forest. Demonstration gardens and master gardener workshops held on site t will serve as an educational resource to improve peoples awareness of environmental and ecological relationships on site as well off site. The non profit association operation budget comes from rent and membership drives. Capital improvements will come from grants. See attached budgets.

Please describe the steps group or individual will execute to ensure financial obligations of this proposal will be met by the individual or group.

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PROPOSAL GROUP Kim Post (206) 463-2908 kimmerpost@juno.com 10113 SW Burton Dr. Vashon WA. Mike Sudduth w(206)684-2146 h (206) 463-2043 vashonislander@hotmail.com 23831 99th Avenue SW Vashon WA. Eric Wallen (206) 463-2725 walleneric@hotmail.com 16700 McIntyre Rd. SW Vashon WA. Winona Chilbert (206) 463-1297 chilberts@attbi.com PO Box 2058 Vashon WA. FINANCING INFORMATION Our operating budget will be the result of rent and membership drives. Our capital budget will be a combination of fund raising, and grantwriting. Please see attached pages.

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LETTERS OF SUPPORT        Vashon Maury Preschool Vashon Youth Council Jeni Gauthier, Executive Director, Vashon YMCA Stewart Wurtz Furniture Emma Amiad Phinney Neighborhood Center Tina Taylor

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SIMILAR PROJECTS Phinney Neighborhood Center Other community centers in Seattle Mercer Island Slough Puget Sound Environmental Project

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