Woodinville Schoolhouse: The Link Between Our Proud Past and a Vibrant Future 1
Woodinville Heritage Society Our Mission: The Society's mission is to acquire, preserve and perpetuate the artifacts and history of the greater Woodinville area. 2
May 8, 2012: City Council directed staff to work with the Heritage Society and Chamber of Commerce in establishing proposals for renovation of the Old Woodinville Schoolhouse over the next three months. Possible Uses Development Ownership & Ongoing Property Management Funding 3
Increase Vitality of Neighborhoods Vibrant neighborhoods offer everyone the opportunity to live, work and play. They bring together people from many backgrounds and cultures to create rich open places where people can interact. The Seattle Foundation 4
Our Proud Past 1892: One-Room School built on land donated by the Calkins family. 1902: Two-Room Schoolhouse. This wood structure burned to the ground in 1907. Photos courtesy of Woodinville Heritage Society and Jim Kraft. 5
1909 1910: Four-Room Brick Schoolhouse, the region s first brick school outside of Seattle. 1936: Funds from the Work Projects Administration (WPA) were used to expand the structure, incorporating one wall of the 1910 schoolhouse. Photos courtesy of Woodinville Heritage Society and Jim Kraft. 6
Current Schoolhouse 1948: Four rooms were added to give us the Woodinville Schoolhouse as we know it today. 2001: City of Woodinville designates the Schoolhouse as a Landmark Building based on the historical significance and WPA design. 7
Our Proud Past Photo courtesy of Woodinville Heritage Society and Jim Kraft. Heritage. People. Legacy. Community. 8
What s Happening Today in Our Neighboring Communities Redmond 9
Kirkland 10
Bellevue 11
Wallingford & West Seattle Youngstown Center 12
Lynnwood 13
Edmonds 14
Mukilteo 15
Bothell 16
A Vibrant Future The Woodinville Schoolhouse can serve as a: Community & Guest Gathering Place Welcome & Information Center Connector for our Business, Visitor & Residential Communities 17
Flexible & Adaptable 15,000 + Square Feet of Usable Floor Space Mixed Public & Private Uses Woodinville Welcome Center Woodinville Repertory Theater Resident & Guest Activity Center Community Groups Economic Development Office Chamber of Commerce Small Library and Reading Room Meeting Space Artist Lofts Food & Beverage Venues Local Wine, Craft Beer & Unique Spirits Tasting Rooms Historic & Heritage Displays 18
Main Floor 19
Main Floor Resident & Guest Information Center Chamber of Commerce & Economic Development Offices Small Library or Retail Space Rotating Tasting Rooms History of Wine in Washington Center 20
Second Floor 21
Second Floor Theater Community / Business / Events Meeting Spaces Artist Lofts or Offices Restaurant with a Deck 22
Basement 23
Basement Brew Pub or Winery Community Gathering Space 24
Parking 25
Funding Overview Estimated Costs for Rehabilitating the Schoolhouse Financing AA Rated Taxable Bond Issue Voter Approved Bonds Campaign to Pass the Measure Annual Operating Revenue Annual Operating Costs 26
Estimated Rehabilitation Cost Limitations 15,000 square feet is not economically viable for private development. Ten years of history and review. Leasable square footage would NOT cover the cost of rehabilitation. 2011 SHKS Architects Study Base rehabilitation that meets current building codes, new windows, replace buildings C & D with flat surface parking ($4,774,706). Save the integrity, charm and history of the interior of the building. We suggest that an additional rehabilitation estimate include permanent tenant improvements for the theater. Other tenants (restaurant, pub, etc.) would pay the costs of their own tenant improvements. Estimated cost of rehabilitation and improvements is $6 million. 27
Financing Unlimited Tax Taxable General Obligation Bonds (Voted) Taxable bonds will give maximum flexibility to attract tenants, now and in the future. Ability to rent to private and public (non-profit) uses because historic preservation. RCW 35.21.395 Historic preservation Any city or town may acquire title to or any interest in real and personal property for the purpose of historic preservation and may restore, improve, maintain, manage, and lease the property for public or private use and may enter into contracts, borrow money, and issue bonds and other obligations for such purposes. This authorization shall not expand the eminent domain powers of cities or towns. 28
AA Rated Taxable Bond Issue $6 Million Taxable Bond Issue $450,000 home $85 a year for 20 years $7.08 a month Additional $.31 a month for a taxable versus tax-exempt bond issue. Over 50% of the costs are paid by the business community. Voter Approved Bonds 40% of prior general election must vote. There was a 54% turnout (3,650 voters) in the 2011 election. 40% of 3,650 = 1,460 voters required. 60% must vote Yes to approve the bonds. Assumption: 54% turnout in the next general election and roughly the same for the election for the bond measure. 60% of 3,650 = 2,190 Yes votes will be required. 29
Campaign Conduct a Professional Survey We request that the City and Woodinville Heritage Society split the cost of conducting a professional survey to determine if the vision is what the voters want and what they are willing to pay for. Estimated costs: $6,000. Going to the Voters The Woodinville Heritage Society will head up the campaign to pass the bond measure. We will also work with the Chamber of Commerce and other interested parties. The City can provide factual information but NO campaign information. Individual City Council Members may voice their support for the measure. 30
Annual Operating Revenue Rental Revenue (based on proposed vision) Private Uses 6,427 sq foot @ $15/sq foot $96,405 Public / Non-profit Uses 6,556 sq foot @ $8/sq foot $52,448 Common Area (hallways, restrooms) 5,926 @ $0/sq foot $0 TOTAL ANNUAL REVENUE: $148,853 Grants and excess revenue Any grants and excess revenue can be used to pay the bonds early. Woodinville Heritage Society will work with the City to secure grants. 31
Annual Operating Costs Debt Service paid through annual tax levy on property owners. Maintenance, Operations and Management Costs City retains ownership of the land and building. City can decide to manage the property or contract with a property management company. Estimated annual management costs: $5,000 to $10,000 (this does not include commissions charged for leasing the space if a management company is contracted). Maintenance & Operation fees include heat, lights, maintenance, elevator, etc. Tenants pay actual management and maintenance costs. 8,435 total sq. feet @ $5 square foot = $92,175. 32
Expanding the Vision The Woodinville Schoolhouse will be the Anchor to a Revitalized Downtown. Main Street Enhancements: Pedestrian Walkways Safety Enhancements (Crosswalks) Old Main Street Feel with classic light standards, outdoor dining, banners, and clock tower Inviting to Business and Guests (improved tax revenue) Improved access to the Carol Edwards Center & Sports Fields Community Garden & Gathering Places Addition of Flowers and Green Spaces Street Names that Reflect our Heritage The Link Between Our Proud Past and a Vibrant Future. 33
Expanding the Vision Nostalgic Main Street Feel Improved Safety Flowers & Planters Outdoor Dining Clock Tower 34
Banners Flower Baskets Light Standards Increased Business (Tax Revenues) 35
Expanded Parking for the Carol Edward Center & Schoolhouse Community Garden, Flowers & Green Spaces Information & Historic Markers Gathering Places 36
Street Names that Reflect Our Heritage Main Street (NE 175 th Street) Pioneer Avenue Schoolhouse Avenue Timber Avenue Heritage Parkway Rose Lane Wine Country Highway 37
Next Steps City Council to Adopt a Vision for the Woodinville Schoolhouse. City Staff to Determine the Cost to Implement that Vision. Conduct a Professional Survey to Determine Community Support of the Vision. Place on Ballot for Voter Approval. 38
Thank You!! 39