EXECUTIVE SUMMARY

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Historic Dow School

The property is badly deteriorated, but can be rehabilitated by a non-profit or public agency/developer able to secure adequate funding. Due to the variety of considerations, including historical restrictions, space configuration, and difficulty of obtaining private financing, it is unlikely that a for-profit developer could successfully rehabilitate the property; however, for the uses proposed, the building is ideal. The interior spaces are easily adapted to meet the MECA's space needs, and the repair or replacement of deteriorated building components requires no extraordinary measures or unusual technology.

Redevelopment of the building will involve substantial rehabilitation of the building enclosure system (roof, brick, doors and windows), integration of accessibility elements (elevator, ramps), replacement of building systems (HVAC, plumbing, life safety) and minor interior modifications to create spaces more suitable for the building occupants. For a building of this age, the scope of work is not unexpected and is, in fact, relatively modest. The building is large and the scope of work to redevelop the building is commensurate with the size.

The Master Plan study revises previous project budgets and phasing. The overall budget is currently projected to be $5.9 million, of which the purchase of the building, land and administrative costs will approximate $1,500,000. The construction will cost approximately $4,400,000 and take three years to complete.

It is proposed that proceeds from a Tax Reinvestment Zone and other sources available for educational and historic rehabilitation projects provide the financing for the project. Federal funds will be incorporated into the project, making the work subject to CFR Section 106 review and approval by the Texas Historical Commission (THC).

The building will be subject to the Secretary of the Interior's Standards for Rehabilitation, similar to a certified historic rehabilitation, regarding the way the building is rehabilitated. The Master Plan for the facilities, as well as any construction documents prepared will be submitted to the THC before beginning any construction work on the project.

Numerous other rules, regulations, guidelines and ordinances apply to the project and must be considered in the development. Unusual circumstances will require interpretations to be given by various city officials also affecting the rehabilitation. Reasonable budget allowances are made to accommodate certain rulings or findings that may affect the project cost.

While preparing the Master Plan and Construction Budget, Michael Gaertner & Associates discovered problems with the building envelope that dictated changes to the project budget and phasing. The building envelope has deteriorated to a stage that in certain locations, unsafe conditions exist. In these locations, brick veneer is buckled and may fall from the building face. The wood windows and trim are rotted and deteriorated to the point that glass is loose and in some cases falling from the sash. Considering the extremely critical need to repair the exterior of the building, these repairs are included in Phase I.

Therefore, Phase One will consist of enclosure and safety repairs. This phase will stabilize the building and make it weather tight, will prevent the deterioration of existing and subsequent work and will include: foundation repairs and moisture proofing, exterior wall and brick repair, roof repair, replacement of the existing windows and removal or abatement of hazardous materials. The first phase budget is $2,000,000. Based upon field investigation during the design phase, the scope of work will be specifically defined and the budget refined.

During Phase Two, essential or required systems will be added and in Phase Three, interior modifications will be completed. The second phase budget of $1,500,000 includes accessibility upgrades and a new elevator, new electrical and mechanical systems, new toilet facilities and repair of the existing plumbing system, and a renovated theater. The Third and final phase costing $870,000, includes new interior construction and repair of the remaining interior elements. Based upon funding availability, Phase Three scope of work will be defined and sub-phase construction scheduled.

The improvements described, completed in accordance with the Master Plan prepared by the architects will result in a conveniently located, suitable facility capable of supporting the educational functions of MECA, for many years to come. A key historic building within the Sixth Ward will be preserved for future generations and continue to serve as a landmark for both the community and the City of Houston.

Four primary goals have been defined for the renovation project:

• To upgrade and renovate Historic Dow School, saving a significant historical landmark in the City of Houston.
• To provide a valuable job training program for at-risk youth in the target area.
• To integrate economic development strategies with the renovation, such as a nonprofit incubator and/or pre-school education program, recording studio, and gift shop to cover operating and maintenance expenses and further sustain the future of MECA.
• To strengthen and assure the future of Dow School as a community cultural center, the MECA Arts Center.

The first goal, to upgrade and renovate the historic Dow School building, is critical to keeping the doors open and to keep the building from deteriorating further. The renovation will include upgrading the building to meet current building codes, accessibility, and life safety requirements, renovating the enclosure and structure, and completing interior renovations to enhance the classrooms, performance space, exhibit space, and lobby area. The renovation will be undertaken with direction from the Board of Directors, MECA staff, community residents, and other stakeholders. Completion of the renovation will ensure that MECA continues to serve as a center for the community.

The second goal is to provide a valuable job-training program for at-risk youth in the target area. The main objective of this goal is provide a working environment that prepares at risk-youth for their future, fostering responsibility, effectiveness, community awareness, and valuable skills that can be carried into the academic world and future employment. The Youth Construction Manager will educate and train youth in construction and design, and monitor the program's progress and effectiveness. In addition to opportunities with the building trades, students will also have the opportunity to work with architects, engineers, and other construction specialists. In addition, support services staff and the Renovation Project Director will train youth in job interviewing skills, communication, and provide educational assistance. MECA has served as a youth job training and employment site for over 13 years through CETA and Houston Works, providing low-income youth with valuable employment opportunities and training. During the renovation of Dow School it is expected that the building will become a year-round work site for youth, if the funding can be found for this program. To measure the effectiveness of this goal, youth would be given an entry and exit questionnaire to evaluate the program and the participants would be tracked for three years, tracking employment trends, educational pursuits, and other factors.

The third goal is to institute economic development strategies in concert with the renovation to provide sufficient income to cover operating and maintenance expenses for Dow School in the future. The strategies that are currently being considered are to develop additional space in the building to incubate up and coming non-profit organizations, as has been done for the past five years and to develop a recording studio in the building for rental use. MECA believes that renovating the building to assure that the ongoing expenses of ownership are taken into account is a key to the success of the project in the long term.

The final goal is to assure the sustainability of MECA and the other organizations housed in Dow School into the future. The school has truly become a community and cultural center providing a broad range of programs and services touching multiple aspects of participants' lives, the renovation project will secure the center. Additionally, the renovation project will prevent the further deterioration of a designated historical landmark located in a National Register Historical District. Preventing further deterioration of the building will reduce maintenance and operating costs in the future.

In addition to the four goals stated above, MECA's programs will be significantly enhanced by the proposed renovations. Improved facilities can be more efficiently utilized to expand and enhance services to the youth and community. The number of youth MECA reaches will increase and the quality of programs and services will improve after the renovation based upon the following,

  (1) Provision of an enhanced space for performances, including a fully equipped stage with wings, storage area, dressing rooms, and permanent lighting and sound,

  (2) MECA will be able to provide more programs and performances and host additional programs for other community groups and organizations,

  (3) The building will be entirely accessible, meeting ADA standards, and

  (4) Additional classrooms will be opened for programming once upgraded to meet current life safety standards.

Furthermore, the renovation will stabilize the organization in the community, ensuring the continued growth of the programs, increase the number of youth served over the coming years, and ensure the capability of the organization to cover ownership and building operating expenses in the future.

The assets of the property include, its desirable near-central Houston location, suitability for educational use, its historical significance, and the architectural character of the building, a prominent landmark since 1912 in this historic neighborhood.

These characteristics contribute to the unique and affordable opportunity to rehabilitate a Houston landmark and provide a much needed permanent home to an important non-profit educational organization.

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