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ASLA Board of Trustees

November 20-21, 2014,Annual Meeting

Centennial D, Hyatt Regency

Denver, CO

Agenda Item #8: ASLA HQ Building Renovation / Action
Purpose: To present the Headquarters (HQ) renovation design concepts, budgets, and financing options and recommendations.
History and Background: ASLA purchased its headquarters at 636 I Street, NW, in 1997 with a ten-year note, refinanced in 2007 and on July 1, 2014, paid off the mortgage. Since 1997, the building interior has undergone no major repairs or updates. Much of the furniture and fixtures, which were moved from previous headquarter locations, are outdated, worn, and shabby. With the installation of the Green Roof in 2006, and ASLA’s increased visibility and activity with federal and District agencies, policy makers, allied professions, and coalition partners, the building regularly plays host to visitors whose first impression of the profession occurs when walking through the headquarter doors. The headquarters building should be a showcase for the profession of landscape architecture that embodies all the principles of the discipline and shows that our members are major players in the design industry much like the headquarters of related and allied organizations, such as AIA, APA, ULI, etc.
To this end, $150,000 in funding was included in the FY2014 capital budget approved by the Board for interior master planning. ASLA engaged Gensler in the spring of 2014 to develop initial design concepts, which were shared with the Executive Committee during the summer meeting in Philadelphia. Since that time, the design team has evaluated current systems (MEP, elevator), and researched code and zoning issues to develop a cost estimate that will allow us to achieve something transformative while keeping costs as low as possible. During its October conference call, the Executive Committee reviewed the proposal and approved forwardingit to the BOT for approval.
Gensler’s initial design concept drawings, showing modifications based on discussion of cost and priorities, is attached. Cost estimates are also attached for what is characterized as the “Lamborghini” version and the “Chevy” version. The “Lamborghini” represents the full, unmodified Gensler proposal. The “Chevy” version retains the most important features of the renovation proposal, including removal of half of the scissor-stairs and opening of an atrium from the first to third floors; creation of a flexible exhibition/meeting/event space on the first floor; additional small, flexible-use meeting rooms on the second and third floors. The “Chevy” also provides room to accommodate staff growth (14 offices and 35 cubicles in current configuration vs. 12 offices and 45 cubicles in “Chevy”). Cost estimates provided include rental of temporary work space for staff while the building is undergoing renovation as well as LEED certification.
Management recommends approval of the “Chevy,” to be financed as follows:
  • Three million to be funded through a seven-year mortgage. Negotiations to be conducted with multiple banks to ensure most favorable terms. [Note: Per a just-completed analysis, the building as-is has been appraised at $6.9 million, with post-construction value of $7.9 million. The appraisal would qualify ASLA for a mortgage of up to $6.3 million; management recommends taking the conservative approach of limiting the mortgage amount to $3 million.]
  • One million to be raised in product donations/discounts and money donations. Based on ASLA’s experience with the green roof fundraising and on preliminary discussions with some potential donors, we believe $1 million is achievable. Details of the capital campaign to be completed and campaign to be launched following Board approval.
  • Four million line of credit to finance construction. To be negotiated/secured after completion of the 2014 audit.
Additionally, it is important to note the following:
  • The renovation is a capital expense and will not affect the operating (programmatic) budget.
  • Operating budgets proposed for FY 2015 and FY 2016 continue contributions to the long-term reserve.
Attachments:
Initial Design Concept Modifications
Preliminary Cost Estimate
Governing Rules/Procedures: The Board of Trustees is charged with adopting the annual program and budget of the Society, in addition to monitoring performance.
Action Requested: Review and approvethe HQ interior design concepts and associated budget.
Staff Contact: Nancy Somerville and Michael O’Brien

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