1. Campus Task Force
A Way Forward . . .

2. Comprehensive Recommendations to the Board of Trustees
Campus Task Force
Goal:
Comprehensive Recommendations to the Board of Trustees
As Specific as Possible
Conceptual Site Plans

3. Campus Task Force
Explore the Possible, Informed by the Probable, to Achieve the Inspirational yet Practical

4. Architectural Programming:
Campus Task Force
Architectural Programming:
Establish Goals
Collect & Analyze Facts
Uncover & Test Concepts
Determine Needs
State the Problem

5. Campus Task Force

6. Recurring Themes: Inspiring, Creative Flexible, Multi-Mode
Campus Task Force
Recurring Themes:
Inspiring, Creative
Flexible, Multi-Mode
Pragmatic, Prudent
Financially Sound

7. Recurring Mantra: Optimize Space Use Preserve Options Fund the Future
Campus Task Force
Recurring Mantra:
Optimize Space Use
- Create/Renovate New Space
- Rethink Existing Space
Preserve Options
- Minimize single-use space
Fund the Future
- Pledge/Membership Impact
- Rental Income Potential
- Financing Potential

8. Will the City Approve It? Can We Afford It?
Campus Task Force
Recurring Questions:
Does UUSM Need It?
Will the City Approve It?
Can We Afford It?

9. The Target! Financial UUSM Feasibility Needs City Requirements
Campus Task Force
Financial
Feasibility
UUSM
Needs
The Target!
City Requirements

10. What Does UUSM Need? ✓ ✓ ? ✓ ? ✓ Offices? Parking? ADA Restrooms?
Campus Task Force
What Does UUSM Need?
Offices?
Parking?
ADA Restrooms?
Classrooms?
Meeting space?
Playground Space?
Income? ✓ ✓ ? ✓ ? ✓

11. Project Goals: ADA-Compliant Restroom(s) Meeting space(s) for 25+
Campus Task Force
Project Goals:
ADA-Compliant Restroom(s)
Meeting space(s) for 25+
Flexibility
A Way to Pay For It

12. Will San Mateo Approve? Zoning Setbacks Height limit Floor Area Ratio
Campus Task Force
Will San Mateo Approve?
Zoning
Setbacks
Height limit
Floor Area Ratio
Parking
Historical Preservation
Legacy Tree Ordinance

13. The Mother of All Matrices . . .
Campus Task Force
The Mother of All Matrices . . .

14. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
A. Sell 314; Focus on Orig. Campus
B. Main: ADA; 314: Flex Reno
C. ADA; 314: Flex Reno + New Studio
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New
E. Main: ADA; Replace All Others
F. Replace Everything With New
G. Sell and Move

15. Campus Task Force
Renovation Scenarios . . .

16. A. Sell 314; Focus on Original Campus

17. B. Main: ADA; 314: Flex Renovation
Campus Task Force
B. Main: ADA; 314: Flex Renovation

18. Flexible Renovation Concept
Campus Task Force
Flexible Renovation Concept

19. Flexible Renovation Concept
Campus Task Force
Flexible Renovation Concept

20. C. Main: ADA; 314: Flex Reno + New Studio
Campus Task Force
C. Main: ADA; 314: Flex Reno + New Studio

21. D. Main: ADA; 314: Replace With New

22. E. Main: ADA; 314: Replace All Others

23. Main: ADA; 314: Flex Reno; New Out Building
Campus Task Force
F. Replace With All NewBuildings
Main: ADA; 314: Flex Reno; New Out Building

24. Campus Task Force
Growth . . .

25. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
FLAT
A. Sell 314; Focus on Orig. Campus
B. Main: ADA; 314: Flex Reno
C. ADA; 314: Flex Reno + New Studio
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New
E. Main: ADA; Replace All Others
F. Replace Everything With New
G. Sell and Move

26. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
GOODNESS OF FIT
 = GOOD FIT
 = OK FIT
– = POOR FIT
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
FLAT
A. Sell 314; Focus on Orig. Campus    –
B. Main: ADA; 314: Flex Reno    –
C. ADA; 314: Flex Reno + New Studio    –
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New –   –
E. Main: ADA; Replace All Others – –  –
F. Replace Everything With New – –  –
G. Sell and Move –   

27. Premise: UU Membership Will Likely Remain Flat
Campus Task Force
Premise: UU Membership Will Likely Remain Flat

28. Campus Task Force

29. Premise: S.M. County Will Likely Grow Very Slowly
Campus Task Force
Premise: S.M. County Will Likely Grow Very Slowly

30. Campus Task Force

31. Campus Task Force

32. Growth Summary: UUSM: Static Share of a Static “Market”
Campus Task Force
Growth Summary:
UUSM: Static Share of a Static “Market”
Our “Market Share” Matches U.S. Norm
New Programs Might Create Growth . . .
. . . But No New Programs Have Been Proposed

33. UUSM Growth Assumptions:
Campus Task Force
UUSM Growth Assumptions:
Major Growth ( > 250 ) is Unlikely
Moderate Growth (175 – 225) is Possible
Flat “Growth” is Most Likely

34. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
GOODNESS OF FIT
 = GOOD FIT
 = OK FIT
– = POOR FIT
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
FLAT
A. Sell 314; Focus on Orig. Campus    –
B. Main: ADA; 314: Flex Reno    –
C. ADA; 314: Flex Reno + New Studio    –
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New –   –
E. Main: ADA; Replace All Others – –  –
F. Replace Everything With New – –  –
G. Sell and Move –   

35. Will San Mateo Approve? Zoning: R-2 Setbacks: 10’ – 15’
Campus Task Force
Will San Mateo Approve?
Zoning: R-2
Setbacks: 10’ – 15’
Height limit: 24’ (referendum)
Floor Area Ratio: 50%
Parking: for two units
Historical Preservation
Legacy Tree Ordinance

36. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
GOODNESS OF FIT
 = GOOD FIT
 = OK FIT
– = POOR FIT
ODDS OF SUCCESS
= GOOD ODDS
= FAIR ODDS
= POOR ODDS
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
FLAT
A. Sell 314; Focus on Orig. Campus   –   –
B. Main: ADA; 314: Flex Reno  –  –
C. ADA; 314: Flex Reno + New Studio  –  –
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New –   –  
E. Main: ADA; Replace All Others –  – 
F. Replace Everything With New –  – 
G. Sell and Move –   –  

37. Financial Considerations
Campus Task Force
Financial Considerations

38. Sources of Funds: ✓ ✓ Membership Increase Pledge Increase
Campus Task Force
Sources of Funds:
Membership Increase
Pledge Increase
Rental Income
Capital Campaign
Borrowing ✓ ✓

39. Pledge Income vs. Membership
Campus Task Force
Pledge Income vs. Membership

40. Capital Campaign (2010): Target: $1.5 – $2.0M Pledged: $1.2M
Campus Task Force
Capital Campaign (2010):
Target: $1.5 – $2.0M
Pledged: $1.2M
However: 63% from one donor

41. Capital Campaign Feasibility Assumptions:
Campus Task Force
Capital Campaign Feasibility Assumptions:
< $750K: Good Odds
$750K - $1.5M: Fair Odds
> $1.5M: Poor Odds

42. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
GOODNESS OF FIT
 = GOOD FIT
 = OK FIT
– = POOR FIT
ODDS OF SUCCESS
= GOOD ODDS
= FAIR ODDS
= POOR ODDS
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
FLAT
EST. COST
100K loss
A. Sell 314; Focus on Orig. Campus   –   –
B. Main: ADA; 314: Flex Reno  –  –
600K
C. ADA; 314: Flex Reno + New Studio  –  –
750K
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New –   –  
1.5M
E. Main: ADA; Replace All Others –  – 
2.0M
F. Replace Everything With New –  – 
5.0M
G. Sell and Move –   –   ?

43. Rental Income Potential:
Campus Task Force
Rental Income Potential:
$3,000/mo.
Kinder Academy
Facilities Rental
Residential Rental
Le Petite Sorbonne
$300/mo.
- $200/mo.

44. Residential Rental Income:
Campus Task Force
Residential Rental Income:
Net?
314 Main: $3,500/mo.
Studio: $1,500/mo.
Parsonage: $3,300/mo.
$3,000/mo.
$2,500/mo.

45. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
GOODNESS OF FIT
 = GOOD FIT
 = OK FIT
– = POOR FIT
ODDS OF SUCCESS
= GOOD ODDS
= FAIR ODDS
= POOR ODDS
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
POTENTIAL
INCOME
FLAT
EST. COST
100K loss
A. Sell 314; Focus on Orig. Campus   –   – NC
B. Main: ADA; 314: Flex Reno  –  –
600K HI
C. ADA; 314: Flex Reno + New Studio  –  –
750K HI
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New –   –  
1.5M LO
E. Main: ADA; Replace All Others –  – 
2.0M LO
F. Replace Everything With New –  – 
5.0M LO
G. Sell and Move –   –   ? ?

46. Question: What If There Is a Capital Campaign Shortfall?
Campus Task Force
Question: What If There Is a Capital Campaign Shortfall?
Premise: It Is Easier To Mortgage (or Sell) a Residential Unit

47. Borrowing Potential: $500K @ 4%/30 yrs. = $2,400/mo.
Campus Task Force
Borrowing Potential:
4%/30 yrs. = $2,400/mo.
4%/15 yrs. = $2,200/mo.
4%/10 yrs. = $2,500/mo.

48. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
GOODNESS OF FIT
 = GOOD FIT
 = OK FIT
– = POOR FIT
ODDS OF SUCCESS
= GOOD ODDS
= FAIR ODDS
= POOR ODDS
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
POTENTIAL
INCOME
FLAT
EST. COST
REFI/RESALE POTENTIAL
100K loss
A. Sell 314; Focus on Orig. Campus   –   – LO LO
B. Main: ADA; 314: Flex Reno  –  –
600K HI HI
C. ADA; 314: Flex Reno + New Studio  –  –
750K HI HI
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New –   –  
1.5M LO LO
E. Main: ADA; Replace All Others –  – 
2.0M LO LO
F. Replace Everything With New –  – 
5.0M LO LO
G. Sell and Move –   –   ? ? ?

49. Another $$$ Consideration:
Campus Task Force
Another $$$ Consideration:
Dual Use: Parsonage + Rental

50. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
GOODNESS OF FIT
 = GOOD FIT
 = OK FIT
– = POOR FIT
ODDS OF SUCCESS
= GOOD ODDS
= FAIR ODDS
= POOR ODDS
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
POTENTIAL
INCOME
FLAT
EST. COST
REFI/RESALE POTENTIAL
PARSONAGE
POTENTIAL
100K loss
A. Sell 314; Focus on Orig. Campus   –   – LO LO Y
B. Main: ADA; 314: Flex Reno  –  –
600K HI HI
C. ADA; 314: Flex Reno + New Studio  –  –
750K HI HI
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New –   –  
1.5M LO LO N
E. Main: ADA; Replace All Others –  – 
2.0M LO LO
F. Replace Everything With New –  – 
5.0M LO LO
G. Sell and Move –   –   ? ? ? ?

51. Premise: Go For The Green!!
Campus Task Force
Premise: Go For The Green!!
Scenario ‘C’
Scenario ‘B’ as a Fallback

52. Why??? Appropriate for Expected Growth Preserves Maximum Options
Campus Task Force
Why???
Appropriate for Expected Growth
Preserves Maximum Options
More Financially Feasible
Could Create Income
Allows for Possible Financing
Opportunity to Address Deferred Maintenance

53. A. Sell 314; Focus on Orig. Campus
GROWTH SCENARIOS
FINANCIAL CONSIDERATIONS
ANALYSIS MATRIX
GOODNESS OF FIT
 = GOOD FIT
 = OK FIT
– = POOR FIT
ODDS OF SUCCESS
= GOOD ODDS
= FAIR ODDS
= POOR ODDS
SLOW CONTRACT
MODERATE GROWTH
MAJOR GROWTH
POTENTIAL
INCOME
FLAT
EST. COST
REFI/RESALE POTENTIAL
PARSONAGE
POTENTIAL
100K loss
A. Sell 314; Focus on Orig. Campus   –   – LO LO Y
B. Main: ADA; 314: Flex Reno  –  –
600K HI HI
C. ADA; 314: Flex Reno + New Studio  –  –
750K HI HI
RENOVATION SCENARIOS
D. Main: ADA; 314: Replace With New –   –  
1.5M LO LO N
E. Main: ADA; Replace All Others –  – 
2.0M LO LO
F. Replace Everything With New –  – 
5.0M LO LO
G. Sell and Move –   –   ? ? ? ?

54. Campus Task Force
Let’s Talk . . .