Innovative Strategies in Tough Economic Times
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Transcript of Innovative Strategies in Tough Economic Times
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Philip J. Henderson, Orbach Huff & Suarez
Jerry Matranga, Dutra Cerro Graden
Dominic Dutra, Dutra Cerro Graden
Innovative Strategies in Tough Economic Times
Practical Considerations:
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Cuts in California
"The financial emergency facing our schools remains both wide and deep. The deep cuts made to school funding — and looming uncertainties about the future — are driving school districts to the brink of insolvency. Plain and simple, our schools need new revenues to get back on solid financial ground."
— Tom Torlakson, State Superintendent of Public
InstructionFebruary 23, 2012
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Strategic Property Solutions for Underutilized or Surplus Property
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Benefits for Students and Community
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Barriers to Success
“Let’s optimize facilities to better meet student needs.”
You say…
They hear…
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The Solution:Communication & Support
Communicate, communicate, communicate!
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Presented by Philip J. HendersonAttorney at Law, Orbach Huff & Suarez LLP
Legal Considerations
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Legal Steps to Surplus Property
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Legal Steps to Surplus Property:
7-11 Process
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Legal Steps to Surplus Property:
Pre-Bid Statutory Requirements
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Legal Steps to Surplus Property:
Formal Bidding
Do not do this alone. Hire legal counsel or property consultant with school district property experience.
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Legal Steps to Surplus Property:
Use of Proceeds
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Presented by Dominic Dutra, Principal of Dutra Cerro Graden
Case StudiesHayward Unified School District
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Case Study: Community Partnership
Total Campus Size35.75 AC
Building Area170,000 SF (approx.)
Field Area17.02 AC (approx.)
Program – 20.5 AC•80,000 SF – Adult Ed (Exist. 1-Story Bldgs.)•80,000 SF – (Exist. 1-Story Bldgs.)•70,000 SF – ROP (New 2-Story Bldg.)
Community Use – 15.25 AC•20,000 SF Community Center (New 1-Story Bldg.)•Recreational Pools (2)•Baseball Field (1)•Softball Field (1)•Soccer Fields (2)•Basketball Courts (8)
Parking (shared between public & district programs)
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Case Study: School Site Land Lease
Selection CriteriaSoon to be Vacated, Proximity to University
Land Use StrategyLand Lease for Faculty-Student Housing
ConsiderationsDemand for Faculty Housing, Neighbor Concerns
Income Generated$300,000 to $375,000 Annually
Expected Timeline36 to 48 Months
112 Units – Faculty/Student Housing182 Units – Faculty/Student Housing
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Case Study: Joint Venture Opportunity
Retail CenterConceptual Site Plan
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Presented by Jerry Matranga, former Chief Business Officer of Cupertino Union School District
Case StudiesCupertino Union School District
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Cupertino Union School District
The Cupertino Union School District Located In Six Cities and in Unincorporated Area of Santa Clara County:
– Cupertino– Sunnyvale– San Jose– Santa Clara– Los Altos– Saratoga
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Cupertino Union School District
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CUSD Partnership With the City of Sunnyvale
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CUSD Partnership With the City of Sunnyvale
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CUSD Partnership With the City of Sunnyvale
Keys to Success:•Collaborative planning with theCity of Sunnyvale staff. •Careful crafting of contract language on sale of lots at Inverness.•In-depth legal examination of certificate of participation financing with bond counsel.
– Seller financing yielded over 3% more than cost of certificate of participation financing.
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CUSD Partnership With the City of Sunnyvale
Unintended Outcome:
•The San Jose Mercury News published a glowing editorial about the innovative agreement between the Cupertino Union School District and the City of Sunnyvale on behalf of the community. •This served as a catalyst for a very comprehensive agreement with the City of Cupertino.
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CUSD Partnership With the City of Cupertino
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CUSD Partnership With the City of Cupertino
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CUSD Partnership With the City of Cupertino
Keys to Success:•Collaborative planning with the City of Cupertino staff. •Gained support of the plan by all interested parties
– City Council, School Board, athletic groups, citizens desiring community center, parents in Fremont Older attendance area, and 7-11 Committee members.
•Placed a city utility tax measure on the ballot that required only a 50% “Yes” vote.
– The utility tax has since been extended by the voters.
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Question & Answer