New Website under construction for the Norwood Park Foundation.
Dec 6, 2011, PARD presented their "Preferred Alternative" for redevelopment of Norwood Park to the Parks Board. It included restoration of the Norwood House and partnering with the Norwood Posse to make it happen. The Parks Board unanimously approved the PARD recommendation.
(7/19/2011)
NORWOOD
HOUSE RESTORATION PROPOSAL
PREPARED BY THE
NORWOOD POSSE
Notable quote:
“It is with new, innovative and creative ways of doing business that the
Department will continue its success in managing the public's resources
responsibly;”
INTRODUCTION
The
Norwood House is a rare example of a classic 1920s bungalow in the Arts and
Crafts style.
This
preliminary proposal is designed to accomplish the intent of that resolution by
offering to enter into a public/private partnership with PARD. Whatever the
economic conditions, public/private partnerships (P3) are a nationally proven
model for reducing the cost of government, while maintaining a high level of
service to the public.
PROPERTY
BACKGROUND AND VISION STATEMENT
The history of the once-exquisite Norwood house and grounds is long and well documented, and will not be the focus of this proposal (see Appendix C). Thirty years of efforts to restore the home also need not be recounted. But they do reflect a common opinion that this estate, in a stellar central location, on a prominent cliff overlooking Lady Bird Lake, together with its very unusual, architecturally significant American craftsman bungalow, represents a natural and cultural treasure for the people of Austin.
The
present condition of the Norwood house is extremely threatened. Now the
estate has become the focus of a PARD feasibility study, a shift welcomed by our
group, the Norwood Posse. As is known to PARD, the Posse has been
studying, as well as protecting, the bungalow for years. Our technical
consultants have confirmed that despite its dilapidated appearance, it is
structurally sound, with “good bones,” and thus remains suitable for
restoration.
In support of our consultants'
recommendations that restoration is a viable option, and in keeping with the
long-established interest of the greater Austin community to see the historic
home restored, we are offering to provide the financing, management, leadership,
and operational skills to return Norcliff to its former appearance, transforming
it into a public park facility that is at once financially self-sustaining as
well as an inspiring example of civic tenacity, pride, and commitment to
historic preservation, in perpetuity.
We
also believe that, in addition to its value as a revenue-generating facility,
the Norwood bungalow represents such a worthy architectural tradition, and
reflects the character of the surrounding neighborhood so appropriately, that it
could drive the entire redevelopment of the larger tract that it dominates;
however, that greater parkland development is beyond the scope of this proposal.
THE WAY FORWARD
& P3 OVERVIEW
While the
restoration of the Norwood bungalow and its immediate surrounding grounds is not an exceedingly large project, it
remains complex. This preliminary proposal does not address all
the
details that encompass that complexity. However, if agreement is reached on the
partnership we propose with the City, we are prepared to complete those details
and enter into the substantial legal covenants that will be required.
Our
group (presently known as The Norwood Posse) is proposing to enter into a
legally binding public/private partnership (P3) with the Austin Parks &
Recreation Dept. to ensure the restoration of the Norwood house. We are
recommending the Design-Build-Finance-Operate-Maintain (DBFOM) format for this
project. With this approach, the
responsibilities for all phases of the endeavor are bundled together and
transferred to the private sector partner, with ongoing supervision by PARD. This is in keeping with PARD's commitment to encourage P3s in
order to maintain park facility quality in a time of shrinking budgets.
Each P3 is structured according to the
unique characteristics inherent in the designated project. The responsibilities of both parties are defined after an
INITIAL AGREEMENT TO PROCEED is established.
PROPOSED
FACILITY USES
The
highest and best use for the restored Norcliff is as a public rental venue that could function in myriad ways.
The most important consideration is the home's revenue-generating
capacity, which can be fully realized by redesigning the interior to meet the
requirements of a contemporary events center in the tradition of PARD's Zilker
Clubhouse and Mayfield Cottage.
An
essential part of maximizing its use would be the addition of appropriately
scaled exterior living space in the rear of the home that would take advantage
of its beautiful site and serve its mission.
With
its high visibility and spectacular setting, and demand for such facilities
currently much higher than supply in Austin, the Norwood house would likely be
booked solid, virtually year 'round.
Norcliff
could also be utilized in other ways such as:
- availability at little or no cost for community events & meetings,
etc;
- limited hours for touring as a cultural & historic attraction in
its own right;
- a visitor center with information about Austin;
-
an architectural resource center for the study of bungalows and the Arts &
Crafts movement
In addition, because of its unique Arts
and Crafts style, reflected not only in the house, but also in the entire park,
the facility could be a draw for tourists from all of Texas and even the US.
The close-in location would allow Norcliff to tap into the pool of
attendees from the many conventions and corporate activities in downtown Austin.
Further, this unique house and the surrounding tract, designed in a
comprehensive and integral Arts and Crafts style, would fit very well within the
vision of the city for downtown development and urban destination parks.
The
restored home will be an entirely self-sustaining civic asset.
All O & M costs would be paid by revenue generated from facility
rental. Projected overages would
create a steady & positive revenue stream for PARD.
NEW
FUNDING AVAILABLE
The
biggest obstacle to any new project is money. While PARD will soon receive its
feasibility report about the Norwood house and tract, no funds exist to
implement any recommendation. With the
urgency of the home's deterioration in mind, the Posse now has a two-pronged
funding commitment of $300,000 from a private source in the form of both 1)
a gift to the estate, and 2) an interest-free loan, to kick-start restoration.
Our group is
also prepared to undertake an aggressive fundraising campaign, building on
resources already identified by the Posse as willing to pledge.
In
addition, our analysis shows that if this proposal and approach is agreed to and
publicly supported by PARD and the City of Austin as a whole, shifting this
process into the public domain will generate considerable interest in, and
financial & material support for, the restoration of this historic structure
to which many Austinites feel a strong emotional connection.
The
projected costs of restoration will be lessened by reducing the amount allocated
for labor & materials (see Appendix A).
FUNDING SUMMARY
STATEMENT
The total fundraising goal is $600,000,
to be obtained as follows:
Private
donor gift
$ 50,000
Private investor contribution (repaid @ no interest, future revenue)
$250,000
Individual
donations total goal
$100,000
Corporate gifts total goal
$100,000
Fundraising goals are
expected to be met within 6-8 months.
ESTIMATED
COST OF RESTORATION
The estimated cost of restoration for
the Norwood house, only, is dependent on multiple factors such as the amount of
pro-bono professional assistance, number of volunteer hours, and quantity of
discounted & donated materials. The
projected cost of restoration is $561,000, including a 15% contingency.
See Appendix B for a detailed breakdown of costs.
Not included in this proposal are the
costs associated with landscaping around the house, which we recognize as
essential to the success of the mission. Landscaping is now part of the study
being conducted by CasaBella Architects, and, as such, will not be addressed in
this preliminary proposal.
COMMUNITY INVOLVEMENT
The
past 30 years of efforts toward the Norwood house constitute an enduring and
valuable resource. It is a tenet of our philosophy in approaching this
endeavor that involving the community will build a desirable constituency for
the house that will protect it into the future.
One goal of our proposal will be to engage
community members who have already indicated their willingness to help, whether
through pro bono professional assistance, reduced cost of materials, or
volunteer labor. We will solicit
& organize volunteer teams, possibly including architectural students
and interns, when and wherever such involvement is
appropriate.
By
encouraging broad community participation in this public service project, we
believe costs can be significantly reduced.
REVENUE
PROJECTIONS
Revenue projections are based on
minimum rental rates and bookings for existing PARD facilities. PARD’s data indicates that the three comparable operating
facilities, Zilker Clubhouse, Mayfield Cottage and Commons Ford Ranch, each have
an average of 220 bookings annually. For
the purpose of this proposal, we’ll focus on the Zilker Clubhouse.
PARD’s website indicates the following rates for Zilker Clubhouse
rental:
Minimum fee (7
Hours) Resident
$600 per day
Minimum fee (All Day) Resident
$800 per day
Minimum fee (7 Hours) Non-resident
$900 per day
Minimum fee (All Day) Non-resident
$1,200 per day
Additional Hour
$75 per hour
Damage deposit
$300
Maintenance Fee
$250
220 events with a
minimum rental fee of $600 = $132,000. Current
arrangements have this revenue transferred to the COA’s general fund.
Each event also includes a maintenance fee of $250, which yields 220 X
$250 = $55,000.
Thus, minimum total
annual revenue for Zilker Clubhouse= $132,000 + $55,000 = $187,000.
As
a fully air conditioned facility,
Norwood has the potential for more event rentals. However, for the sake of this proposal, we are projecting a
minimum revenue stream equal to the one outlined above for the Zilker Clubhouse.
OPERATING
EXPENSE PROJECTIONS
A
rebuilt Norwood house will have energy efficiency features that dramatically
reduce utility costs. With 1,800
sq. feet of interior space, Norcliff will likely have utility expenses similar
to, or perhaps slightly higher than a residence of equal size. Water use may be higher because of the need to irrigate
heritage trees and the surrounding landscape within a footprint that is larger
than the average residential lot. Electricity
may be higher than average because of the need to provide lighting for events on
a scale that exceeds typical residential use.
PROJECTED
O&M EXPENSES
Per
month:
Electric
$300
Water
$300
Data/Phone
$150
Maintenance
$300
Security
$100
Staff
$5,000 (based on cost of $31.00 per hour)
Insurance
$300
Total
$6,450 per month
Annual
Total:
$77,400
REVENUE
AND O&M SUMMARY
Anticipated
Annual Revenue
$187,000
Anticipated Annual
Expenses
$ 77,400
Balance/ Net Earnings
$109,600
Since this
project is privately financed, all revenue income will be held and managed by
the operating entity. Construction
debt will be retired with net earnings from the operation of the rental venue on
a negotiated schedule. The monthly amount of loan paid back will depend on
revenue. Once the loan is repaid,
all revenue will go toward O&M and then to PARD for maintenance of Norwood
Park and other facilities.
TIMELINE
Funds are available now to proceed with the restoration of Norcliff. We are estimating that it will take six months to finalize the P3 contract, required designs, work phase planning, contractor scheduling and permitting. Hands on work could commence by mid January 2012, with a completion date of mid January 2013. The timeline will be significantly impacted by how well the city streamlines required contracts and permitting.
ORGANIZATION
STRUCTURE
The Norwood Posse has been operating
since 2008 with a 501.c3 agreement under the Austin Parks Foundation umbrella,
and is therefore ready to start operating immediately. When the restoration is
completed, the group will form a separate entity to operate & manage the
facility. Upon approval of this proposal, steps will be taken to identify a
Board of Directors, attorney, CPA, etc.
NEXT STEPS AND
EXPECTATIONS
With
the new funding that has recently become available to our group for restoration
of the Norwood house, a new life for this precious, historic civic asset is more
fully achievable than ever. Consequently,
we strongly urge the City and PARD to provide a “green light” to move
forward with more detailed discussions. This is the first step in preparation
and execution of a P3 between the investment entity and PARD that spells out the
complete agreement for restoration of Norcliff.
Additionally,
the Posse urges PARD to direct CasaBella Architects to include this option -
restoring the bungalow and designing an integrated Arts and Crafts park to
complement it - in their
feasibility study, so that it can be formally documented in their final report.
Appendix A – Project Pro-bono and Reduced Rate Assistance
A partial list of
individuals and businesses that have offered pro-bono or reduced rate assistance
for the Norwood House Project.
Heimsath Architects
Cottam Hargrave Architect/Builder
HHCC Inc., restoration contractor
Jerry Garcia, PE, structural engineer
Red River Restoration, reproduction of period doors, windows, screens
Kubelka Electric
Bruce Patterson, ”The Bungalow Doctor”
Robert Despain Design/Build, restoration contractor
Numerous area residents willing to help as needed
The Norwood House
is approx. 1,800 sq. ft.
Phase
1, Norwood House restoration
| Legal fees | $ 15,000 |
| Insurance | $ 14,000 |
| Architectural and engineering fees | $ 30,000 |
| General contractor fees | $ 30,000 |
| Mobilization – portables, erosion control, security | $ 30,000 |
| Permits – fees, inspections and other job requirements - waived by COA | 0 |
| Demolition as specified and material removal | $ 5,000 |
| Abatement of asbestos and lead based paint | $ 60,000 |
| Foundation – specified repairs and underpinning | $ 10,000 |
| Structural – wall, ceiling and roof framing, shoring and misc. repairs | $ 15,000 |
| Roofing – decking, flashing, gutters and terra cotta roof tiles | $ 35,000 |
| Porches - columns, front porch, side shade structure, back deck |
$ 40,000 |
| Mechanical – plumbing electrical, heat and A/C |
$ 25,000 |
| Doors/Windows – repair or replace | $ 20,000 |
| Millwork – as specified for replacement |
$ 15,000 |
| Drywall – imitation plaster | $ 20,000 |
| Insulation- as specified | $ 15,000 |
| Exterior painting – as specified | $ 10,000 |
| Interior painting – as specified | $ 20,000 |
| Masonry – exterior walls, chimney rebuild, and wood column supports | $ 40,000 |
| Exterior trims – fascia, soffit, and repairs as needed | $ 12,000 |
| Interior trim – cabinets, crown, door and window trim | $ 15,000 |
| Fixtures – electric and plumbing | $ 12,000 |
| Hardware – restoration, door, window, cabinet | $6,000 |
| Utility connections – electric, water/wastewater, data – Co of A | $ 0 |
| Landscaping, exterior lighting | $
10,000 |
| Clean-up – final cleaning | $ 2,000 |
| Sub total |
$488,000 |
| 15 % contingency | $ 73,200 |
| Total | |
| $561,200 |
Appendix C - Property Background
The Norwood
House ("Norcliff), and its surrounding park, are located on one of Austin’s
premiere sites. Seen as a gateway
to Austin because of its easy access and central location by Lady Bird Lake,
this park has now become the focal point of a comprehensive study.
The house and grounds, and its builder, Ollie Norwood, were prominent
features of early 20th century Austin history.
It was at this very site that Colonel Andrew Zilker, the Norwoods and
other notable civic leaders would frequently meet to discuss funding the many
civic projects that all Austinites enjoy today.
Ollie’s
most prominent legacy is the well-known historic landmark, the Norwood Tower.
Five years before starting the foundation of that 14 story “skyscraper,”
Ollie built his home, with input from his wife, Calie, and Hugo Kuehne, the
first Dean of the UT School of Architecture.
The Norwoods did not build "any old house".
They had the vision and resources to conceive of their home as a unique
expression of their mutual interests. It’s
a style of which there are very few examples in Austin.
The highlights of that style can be seen in the house today, even in its
present run-down condition. Historical
photos are available in great number, and there are many Austin residents who
remember how extraordinary the whole estate was because the house was livable
just 30 years ago. By then, the
owner’s concern about maintenance had dwindled, and the house suffered from
the slow decay that accompanies absence
of attention.
The Norwood
House was built in the American Craftsman Style within the greater architectural
influence of the American Arts and Crafts Movement. The Movement was a philosophy that began in England in the
last years of the 19th century. It
quickly caught on and and became attached to architectural, interior design,
landscape, applied arts, decorative arts and lifestyles all over the world.
As a comprehensive design and art movement it remained popular into the
1930's. However, in decorative arts
and architectural design, it has continued with numerous revivals and
restoration projects through present times.
The American Craftsman style has its origins from the British Arts and
Crafts movement. The British
movement was a reaction to the Industrial Revolution, with its disregard for the
individual worker and degradation of the dignity of human labor.
Seeking to ennoble the craftsman once again, the movement emphasized the
hand-made over the mass-produced.
Today the
only occupants of the Norwood house might be homeless humans, animals, birds and
insects. The house looks very bad,
and the average person would say, “tear it down”, without considering
anything other than the cost of restoration.
But our structural engineering consultants have made it quite clear that
Ollie’s 89-year-old house has "good bones".
Norcliff's
historic significance was noted by a zoning change in December 2008, when the
City of Austin Historic Landmark Commission recommended a zoning change to
PUBLIC-HISTORIC. When the City Council adopted their resolution of support, they
did so because they saw the great potential of the property to be a destination
site in the city.
The decision
about what to do with the house is now before us.
With architectural, historical, and social significance, the fate of this
house is of singular importance. As
with many issues, this one has two sides…demolish or rebuild.
We are on the side of keeping what’s still usable, replacing the rest,
and returning the house to its original 1922 look.
The inside will be redesigned to suit the requirements of a small event
center. End use will extend beyond
that to include space for community and other non-profit public events.
The much
larger park area, while not part of this proposal, is seen to be a redesigned,
re-purposed public park space available to residents and visitors alike.
The park could be built to complement the house in the Arts and Crafts
style, with period lighting and spacious landscape.
Other structures
2010
Aug. 4
PARD
scope of feasibility study for Norwood tract.
July 27
PARD
assistant director, Kelly Snook, confirms that $80,000 has been
"found" to hire a consultant to study the entire Norwood property and
make recommendations for its future. The final report is expected within 8-10
months and will include options concerning the future of the house: demolition,
restoration, partial restoration or relocation. No input was requested from any
member of the Norwood Posse leading up to this announcement.
May 24
Norwood House up for demolition? | kvue.com | KVUE News | Austin, TX | Breaking News*
May 13
Sittler: City's neglect of Norwood House has a price tag
May 12, 2010 ... Wolf Sittler, Local Contributor. After 25 years of ownership, the city has not spent any money to restore the ...
May 12
www.statesman.com/.../sittler-citys-neglect-of-norwood-house-has-a-685107. html
May 9
Whitney Milam of KEYE completed this segment that began airing on May 9 as part of their "We Are Austin" series.
http://www.youtube.com/watch?v=jXVfA2_CvOc
April 28
A
piece by Jim Swift of KXAN that aired April28
http://www.kxan.com/dpp/news/local/restoration-of-historic-house-begins
http://www.youtube.com/watch?v=tqWH3ANERh8