MANAGING RISK v. REWARD HOW TO BALANCE CREATIVE DESIGN WITH THE REALITIES OF PROJECT BUDGETS, SCHEDULES & SCOPE. Panel

Transcription

1 MANAGING RISK v. REWARD HOW TO BALANCE CREATIVE DESIGN WITH THE REALITIES OF PROJECT BUDGETS, SCHEDULES & SCOPE 38 th Annual Conference on School Facilities Panel Moderator: Brian Whitmore, AIA, LEED AP President/ BCA Architects Panelists: Dr. Audra Pittman Superintendent/ Bayshore ESD Hayley Calhoun Director of Planning & Development/ Riverside USD Kevin MacQuarrie, AIA Principal/ WLC Architects

2 Introduction Brian Whitmore, AIA Inverse Relationship Between Risk and Reward Risk/ Tolerance for Risk Reward or Return on Investment Introduction Brian Whitmore, AIA Why Are Districts Risk Adverse? Not their money! GO Bond Funds (Voter Approved, COC Managed) State Grants (Voter Approved, CDE/ OPSC Managed) Financing (Board Approved, Bank Managed) Can be highly Political Boards are Elected Superintendents/ Cabinet are Hired

3 Introduction Brian Whitmore, AIA What can be considered Calculated Risk? Leveraging Multiple Funding Sources State Eligibility Grant Funding Joint Use High Performance Leveraging Physical Assets Land, Buildings, etc. Prioritization/ Phasing Introduction Brian Whitmore, AIA How can strong Architectural Design help improve Rewards? Design toward a Vision not necessarily just a Budget (Dream Big) Develop a list of priorities such that if the worst happens, you can still accomplish your primary goals first Think in terms of value added amenities, not just solutions to problems Maximize Funding through a total analysis of Cash Flow and Leveraged Assets Minimize the schedule to offset the potential for escalation Have faith!

4 Imagine Believe Achieve The Process: - Assessment of the Capacity/ Existing Conditions - Design of the New School - Plans for Surplus Sale - Steps to Achieving the Vision Permanent Capacity of Existing School Campuses

5 Planning Assumptions (Provided by SchoolWorks, Inc.) Bayshore Elementary School (TK-4) Existing Campus Conditions Campus Analysis Site: 2.12 Acres Year Built: Last Modified: 1991 Campus Capacity Grade Levels: TK-4 Current Enrollment ( ): 203 Projected Enrollment 2019: 191 Existing Perm. CR s: 7 Existing Portable CR s: 7 Available CR s: 14 -Special Use CR s: 5 Total Teaching Stations: 9 Existing Capacity (9@25:1): 225 Permanent capacity (7@24:1): 168 Amount of CR s needed: 0 Amount of CR s needed with portable replacement 7

6 Robertson Intermediate School (5-8) Existing Campus Conditions Campus Analysis Site: 6.73 Acres Year Built: 1940s Last Modified: 1966/2007 Campus Capacity Grade Levels: 5-8 Current Enrollment ( ): 173 Projected Enrollment 2019: 146 Existing Perm. CR s: 10 Existing Portable CR s: 0 Available CR s: 10 -Special Use CR s: 2 Total Teaching Stations: 8 Existing Capacity (8@28:1): 224 Permanent capacity (10@28:1): 280 Amount of CR s needed: 0 Estimated Construction Cost

7 Cost Comparison 3 Options *This does not include $1.7 million and $4.37 million estimated state matching funds. Cost Comparison 3 Options *This does not include $1.7 million and $4.37 million estimated state matching funds.

8 New Tk-8 School Program New Tk-8 School Plans

9 New Tk-8 School Plans New Tk-8 School Plans

10 New Tk-8 School Plans New Tk-8 School Renderings

11 New Tk-8 School Renderings Robertson Site - 71 Unit Residential Subdivision Goals - The highest and best use for the Robertson site has been determined to be single family residential. - Our architects and engineers have created a subdivision that includes 71 single family homes that range from 2100 square feet to 2300 square feet. - It is estimated that these new homes will generate between new students to our District.

12 Robertson Site - 71 Unit Residential Subdivision Site Plan Robertson Site - 71 Unit Residential Subdivision Sample Floor Plans/ Elevations

13 Robertson Site - 71 Unit Residential Subdivision Sample Floor Plans/ Elevations - The State of California requires districts who are converting property to residential properties to provide affordable housing. - 15% of all homes need to be provided to low income households. - To meet this requirement, we worked together with the County and the City to bring this portion of the project to fruition. Steps/ Timeline to Achieve Success: - Obtain the City of Daly City approvals on the Robertson subdivision. - Align the cost of the new school with the sale of the Robertson site.

14 Achievement in Process: Riverside USD Hayley Calhoun How to plan for a Bayshore Finish? - Riverside USD was looking ahead to a possible bond measure for Convened a 7-11 committee in Board authorized the formation of a Real Property 7-11 committee January Board appointed members to the 7-11 committee February Five meetings and two public hearings were conducted by the 7-11 committee report presented and Accepted by Board September 15, 2014.

15 Riverside USD Hayley Calhoun How to plan for a Bayshore Finish? - The report never expires - The Board can take action on any or all of the properties recommended in the report at any time. - One resultant action of the 7-11 report was the exchange of an abandoned school site with property adjacent to a RUSD high school. This land would be held for future school use (again, planning ahead to a 2016 bond measure when the land could be developed for school use) Riverside USD Hayley Calhoun How to plan for a Bayshore Finish? - Move ahead to 2016 Riverside USD passes Measure O with 70% voter approval. - Riverside USD lies within both the City and County of Riverside. - Discussions with Riverside City planners has resulted in options to exchange another school site for vacant property to build a new elementary school. The current site is one of our oldest and highest need facilities. The exchange would allow the district to build a new site and the city to redevelop the property into retail and residential units, both needed on the North side of town.

16 Riverside USD Hayley Calhoun How to plan for a Bayshore Finish? - Discussions with the County focus on residential growth needs and possible future school sites. There may be an option to exchange previously identified surplus property with the county as well in the future. One such identified RUSD surplus property lies on a high utilized traffic corridor. The County/City in joint are planning to expand from 2 lanes to 3 lanes. Riverside USD Hayley Calhoun How to plan for a Bayshore Finish? - Bond planning includes multiple revenue sources including the sale of properties, coupling CFD/Developer fees, Redevelopment dollars, project savings from previous bond measure (2001), Deferred maintenance dollars, and state matching funding. Coordination among departments and funding sources expands the options within each site master plan to complete projects and improve facilities. - Different perspectives: How the site staff view this process versus the Operations Division/ District Administrative staff view this process and how we build trust with site personnel and the Board.

17 Q&A Brian Whitmore, AIA, LEED AP - President/ BCA Architects brianw@bcaarchitects.com Dr. Audra Pittman apittman@bayshore.k12.ca.us Superintendent/ Bayshore ESD Hayley Calhoun hcalhoun@rusd.k12.ca.us Director of Planning & Development/ Riverside USD Kevin MacQuarrie, AIA Principal/ WLC Architects kevin@wlcarchitects.com