Final Proposal Burton 0401rtf - Vashon-Maury Island Community Council.rtf by censhunay

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									                Burton Elementary School Proposal
                                        April 1, 2002


      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.




                                               1
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 t he 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 aesthetica lly 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




                                                 2
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 longer-
term lease space will allow people and organizations to develop businesses that would be a
benefit the community.




                                                  3
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; educa tional, 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.




                                                 4
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.




                                              5
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, t he
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 wo uld 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.




                                                  6
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 involve s 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.




                                                  7
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.




                                                 8
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 re gards to ivy effects on the
forest.


VALUE ADDED TO VASHON ISLAND SCHOOL DISTRICT




                                                9
   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.




                                            10
REQUEST FOR PROPOSAL


Site Requested                                Burton School
Name of Group or Individual submitting        Island Neighborhood Association
this proposal
Contact information for submitting            .
individual or organization representative     Kim Post (206) 463-2908
                                              kimmerpost@juno.com
                                              10113 SW Burton Dr.
                                              Vashon WA.
Names of additional group members who         Kim Post (206) 463-2908
are participants in the proposal              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.

All RFPs must be submitted to the Vashon      Date Proposal Submitted:
Island School District Office by 3pm on       April 1, 2002
4/1/02
Lease terms: Your group must commit to at     Lease: 30 year lease beginning at 50 cents
least a ten year lease for the property. If   for the first five years then increasing there
you prefer a longer term lease, please        after. Please see attached lease payment
specify.                                      schedule.
Describe in some detail the value added for
the district by your proposed use of the
property, commensurate with the market               We will renovate the building to
value of the property.                                make it 100% usable.
                                                     We will meet all zoning, energy,


                                               11
                                                  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   Vashon Island, as a rural community
Island community resulting from this       situated between Seattle and Tacoma with a
proposed use of the property.              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


                                            12
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



 13
                                               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.
Please describe your plan to ensure that the   We will have neighborhood and
proposed property use will be aesthetically    community meetings to address the
appropriate for the setting.                   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



                                                14
                                              are meeting the present building codes.
Please describe the steps you will take to    We are proposing to keep the school as is.
ensure that the environmental and             We are not changing the footprint nor are
ecological impact of the proposed use has     we tearing down a building. The
been reviewed and will be in compliance       building’s renovation will comply with
with best use guidelines.                     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.
Please describe the steps group or            The non profit association operation budget
individual will execute to ensure financial   comes from rent and membership drives.
obligations of this proposal will be met by   Capital improvements will come from
the individual or group.                      grants.
                                              See attached budgets.




                                               15
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.




                                               16
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




                                          17
SIMILAR PROJECTS
Phinney Neighborhood Center
Other community centers in Seattle
Mercer Island Slough
Puget Sound Environmental Project



.




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