Case Statement for HOPE Centers

May 2004

1501 Pacific Avenue, Suite 301

Tacoma, Washington 98402

253-572-8440

Table of Contents

Executive Summary

Introduction

Part 1: Why develop HOPECenters?

Problem Statement

Solution: Develop HOPECenters in 7 communities

Vision – Mission Statement – Core Values

Proposed HOPECenters

Site Selection Criteria

Gig Harbor / Peninsula

Lakewood

South Pierce County (Parkland/Spanaway)

Kitsap Regional Center

Puyallup South Hill / Graham

North Mason

Tacoma Regional Center

Boys and Girls Clubs of South Puget Sound (BGCSPS)

Community Partners

Benefits to Community Partners

Shared Risks of Partnering

Part 2: What do the communities need?

Need for Boys and Girls Clubs

Need for community facilities

A Glance at a HOPECenter

How will the HOPE Centers be funded?

Facility Development

Operating Support

Decision to proceed with a Center project

Part 3: Overall Assessment of HOPECenters Project

Appendix A: Summary of Research on Kids at Hope

Appendix B: Executive Service Corps Consultant Team

Arn Schaeffer

Executive Summary

Many children are on their own after school and in the summers, when parents are at work. Kids who attend a Boys and Girls Club have an opportunity to get homework assistance, learn to use a computer, participate in team sports and develop positive relationships with adults. The clubs provide a safe and fun place for children and build self-esteem, boost school performance, and help kids learn the problem solving skills they need to make positive choices in the future.

The Boys and Girls Clubs of South Puget Sound (BGCSPS) have needed to use problem-solving skills itself. Over the last several years growing communities in Pierce, Mason and Kitsap counties, many with no youth services beyond athletic programs, have been asking BGCSPS to build clubs in their communities. Additionally Boys and Girls Clubs needed to renovate and expand some of its existing clubs. Rather than look at the problem traditionally—picking only a few communities to serve and building separate club facilities, the organization is leveraging its programs, facilities, and proven fundraising abilities to build 7 new HOPE Centers throughout the South Puget Sound by 2010. The total cost of the Centers, based on a prototype building, which would include a club, meeting areas, and space for other community programs, is $36.2 million.

The Centers are planned for the Lakewood, Tacoma (replacing the current South End Branch), Gig Harbor, South Pierce County (Parkland/Spanaway area), Puyallup (South Hill/Graham), Kitsap-Bremerton/Silverdale area and North Mason. Each Center will have a Boys and Girls Club. The club areas of each Center will be used by other community programs—like parks, senior programs, and community groups—when they are not in use for youth programs. In addition, the Centers will include permanent space for other organizations and general use areas for community gatherings, meetings, classes and sports events.

Boys and Girls Clubs will take the lead in developing the Centers and will champion the fundraising campaign, but each Center will be the result of collaboration between the club, the local community and other service providers. Construction and facility costs for the programs are lowered by joint use of meeting areas, the kitchen, the computer center, and gym and sports fields.

The benefits of this approach extend far beyond the creation of the Center. Joint use of facilities naturally leads to collaboration on the program level. For example, seniors attending computer classes in the club’s technology lab during the day volunteer to help children with their homework after school. Community members who visit the Center for a meeting on a zoning change return to attend a fundraising dinner. The club and a co-located parenting education program cooperate to serve the same families.

The ambitious fundraising campaign being undertaken by the Boys and Girls Clubs is fueled by the knowledge that the Centers will have a positive impact on the lives of thousands of kids who currently do not have a safe and supportive place to go after school. Communities in the South Sound are growing rapidly. Some—like Puyallup (South Hill/Graham)—have grown by over 20% in the last decade. Youth services, senior programs and other community services have not kept pace with this growth. The HOPE Centers are a creative, efficient way to support an array of services that build the “human infrastructure” in these communities.

Rick Allen, Ph.D., President, United Way of Pierce County summarizes the opportunity and the challenge presented by the HOPE Centers:

“Responding to the astounding growth of the South Puget Sound and to the evolving needs of today’s youth and families, the Boys and Girls Clubs have emerged to become a highly-regarded organization in our region that profoundly impacts the lives of children. But together, we can and must do more. To endure, we must remain responsive to our changing environment. This initiative to create HOPE Centers for the benefit of everyone, centered on ‘best practices’ to assist kids and families, is an exciting next step in the evolution of the Boys and Girls Clubs.”

Introduction

A number of years ago Gary Yazwa, President of Boys and Girls Clubs of South Sound, visited El Paso, Texas and was taken on a neighborhood tour. The tour guide was the director of a large community center that was part of the city’s parks and recreation department. Within one large square block they visited a community center, a library, the Boys & Girls Club, and a school. Gary was disturbed to find that the directors of each of those institutions didn’t even know each other. They didn’t collaborate, share resources, or refer potential volunteers to one another’s programs. They served the same children and families but each did their own thing.

In the South Sound a different vision is taking hold. It is called HOPE. The “HOPE” in HOPE Centers stands for Home to Opportunity, Possibility and Empowerment. The HOPE Centers being developed expand their impact by combining the resources, programs and talents of several agencies into one location where people from across the community can come together.

Part 1: Why develop HOPECenters?

Problem Statement

HOPEis a solution to the following 2 problems:

  1. There are significant gaps in the availability of services needed by families (particularly low-income families) and children in South Sound communities.
  2. A Boys & Girls Club sits empty…

…During the day when programs for seniors and adults and adult learning programs need space, access to computers, cooking facilities and classrooms and meeting areas.

…In the evening or on weekends, when facilities, sports fields, and open space are needed for community groups, athletic leagues, clubs, civic activities and other uses.

Solution: Develop HOPECenters in 7 communities

Rather than build stand-alone Boys and Girls Clubs in communities that want and need them, the Boys and Girls Clubs of South Puget Sound is developing 7 HOPE Centers. The Boys & Girls Clubs of South Puget Sound will coordinate the effort to build the Centers and raise the funds to sustain Club services in South Sound communities. The Centers will co-locate clubs with other community services and provide opportunities for community groups and organizations to use the facility, computer lab, sports fields, meeting areas, and grounds.

The result is less is spent and more are served.

Vision – Mission Statement – Core Values

Vision:The HOPECenter will create a safe, vibrant environment where people are supported to be healthy, knowledgeable, independent, productive, responsible and caring citizens.

Mission:The HOPECenter is committed to uniting the community and improving quality of life through the provision of services, education and advocacy.

Core Values:(1) Providing opportunities to develop positive relationships.

(2) Affording a safe space that offers structured activities.

(3) Welcoming and valuing people of all ages and abilities.

(4) Representing a spirit of collaboration.

Proposed HOPECenters

Seven communities have identified the need for new or renovated Boys and Girls Clubs and have shown their readiness to develop HOPE Centers. The Board of Directors of the Boys and Girls Clubs has established a goal of developing new clubs and renovating those that need to be improved in order to provide a positive place for more youth. The strategy is to develop clubs in new or renovated facilities that will house other services.

The Boys and Girls Club will develop a 3-year club operating plan and will be responsible for raising the funds to operate the club programs.

Site Selection Criteria

The following are the site requirements for a typical HOPE Center. The development plan assumes that land is donated to accommodate the project. In some cases there may also be a donated building available that needs minimum renovation to achieve HOPE Center goals.

Site Features

  • Site that can accommodate a 31,000 SF facility on one level
  • Site has physical prominence with respect to adjacent public roads
  • Close (w/in 1 mile +/-) proximity to schools
  • Close proximity to population density (balanced with availability of land of sufficient size)
  • Directly adjacent to outdoor activity fields (Ideally, football, soccer, and baseball)
  • No unusually high site development costs (on the site or linked to the site)
  • No unusually complex permitting hurdles that would be costly or increase risk or development time
  • Site that provides for expansion capabilities
  • Site area that can accommodate 100+/- parking spaces with shared parking opportunities; ideally parking fully or partially in-place
  • Site infrastructure largely in-place (utilities, storm water treatment, etc.) or minimal utility (installation &/or extension) costs

Site Access

  • Adjacent to a public transit line
  • Multiple vehicular access points (preferably main entrance and service entrance)
  • Easy drop off at main entry (for children & seniors)
  • Topography that allows for a fully accessible facility

Facility Features

  • Ability to include complementary program spaces on site or adjacent, including gyms, meeting rooms, classrooms, and kitchen.
  • Joint use opportunities for stakeholders & HOPE Center partners
  • Opportunities for outdoor eating/barbeque
  • Good southern exposure to maximize day lighting opportunities

The cost estimates below include furnishings and equipment, architectural and engineering designs, project management, contingency and construction escalation costs, and sales tax.

1. Lakewood

Operating from property leased from the Clover Park School District, the Lakewood Branch Boys & Girls Club has served children since 1996. A significant number of kids attending the Club live in extreme poverty and the area is currently impacted by the deployment of many of the parents in the military who live in the area.

Since 1999, the Club has operated at maximum capacity. The Club is currently exploring several locations where a new facility can be built. The Club will work with the school district and the public transportation agency to provide bus services to the new facility.

The new Lakewood HOPE Center will focus on serving youth, seniors and the community, with an emphasis on outreach, gender inclusion, ethnic and cultural diversity and family involvement.

Project Description Replace current Boys and Girls Club in leased property

Build 31,000 sq ft Cost to build: approximately $6 million

28th Legislative District Target project start – 2005; Completed 2007

  • Site: Reviewing potential sites with Clover Park School District (potentially Lakeview Elementary)
  • Operating Commitment: A request for $250,000 in annual operating support is pending from the City of Lakewood
  • Leadership: Carol Milgard and Bill Philip will co-chair the fundraising effort
  • Revenue will be earned from long-term leases and short-term rental of space for meetings, events and other uses, as well as income from kitchen rental and food services
  • Partners: RFP to begin December 2004
  • Donor Commitments: $1,000,000 endowment, $1,000,000 capital

2.. Gig Harbor / Peninsula

Across the Narrows Bridge from Tacoma is the small, picturesque town of Gig Harbor and the growing Key Peninsula community beyond, home to 66,000 people. The Peninsula School District, with 15 schools and 9,200 students, shows annual growth of five percent.

As retirees coexist with young families, a broad range of services is needed. However the Gig Harbor/Peninsula area offers few resources for youth, families or seniors. A new HOPE Center, built near the track at Discovery Elementary School, will join the Boys & Girls Club with other service providers. A partnership agreement for transportation from the Key Peninsula to the HOPE Center is a critical priority in going forward with this site.

Project Description: No current Boys and Girls Club

Identified site: 4905 Rosedale Street, Gig Harbor, WA 98335

31,000 sq ft Cost to build: approximately $8 million

26th Legislative District Target project start – Fall, 2005. Completed - July 2007.

  • Site: 7 acres of land have been donated by Pierce County
  • Operating Commitment: The City of Gig Harbor has provided preliminary architectural drawings and commitment for $150,000 in ongoing annual operating support
  • Leadership: Jim and Carolyn Milgard will co-chair the fundraising effort
  • Revenue will be earned from long-term leases and short-term rental of space for meetings, events and other uses, as well as income from kitchen rental and food services
  • Partners: Peninsula School District has agreed to joint use of fields, partnership on transportation and outreach sites
  • Donor Commitments: fundraising campaign has not begun
  • Notes: Gig Harbor costs are estimated higher than others because the site is raw land and the city has strict environmental impact permitting requirements

3. Tacoma Regional Center

The South End Branch Boys & Girls Club was established in 1954. The old club has provided years of quality service to many south end youth. A recent feasibility study concluded that it was not advisable to invest significantly in the current facility given its significant structural and systems limitations.

The Boys and Girls Clubs has been working with the Tacoma Public School District to develop a HOPE Center at the current Mt Tahoma High School located approximately 20 blocks from the current South End branch on 40 acres of land. These buildings will come available in 2007 and in the meantime the Clubs will be working with Metro Parks and Recreation, the City of Tacoma, Pierce County and the Tacoma Public School District to keep the current level of service to youth, potentially through the use of school district facilities.

Project Description: Replace current Boys and Girls Club

6229 S. Tyler Street Tacoma, WA 98409

60,000 sq ft, Cost to build: approximately $6 million

29th Legislative District Target project start –Fall, 2007; Completed Jan 2009

  • Site: 2 gyms, pool, joint use of fields, 5 additional acres of land from Tacoma Public Schools
  • Operating Commitment: Not yet requested
  • Leadership: John Ladenburg will chair the fundraising effort
  • Revenue will be earned from long-term leases and short-term rental of space for meetings, events and other uses, as well as income from kitchen rental and food services
  • Partners: RFP scheduled for Jan, 2007
  • Donor Commitments: $350,000 endowment, $400,000 capital
  • Notes: Metro Parks, Tacoma Public Schools, and City of Tacoma.

4. South Pierce County (Parkland/Spanaway)

South Pierce County is the fastest-growing area in Pierce County. These former rural communities are growing explosively as low- to moderate-income developments replace farmland and pastures. Community services have not kept pace with the changing face of the region.

Boys and Girls Club programs are currently operating at 3 outreach sites. Through an agreement with Pierce County Parks and Recreation, the Boys & Girls Club will remodel a 10,000 square foot space in the Sprinker Recreation Center. By adding BGCSPS to the existing Recreation Center programs a full HOPE Center will be created at this site.

Project Description:

Proposed Site: 14824 South C Street, Tacoma, WA 98444

10,000 sq ft Cost to build: $2.1 million

29th Legislative District. Target project start Fall 2007and complete 2009

  • Site: 10,000 sq ft of apace
  • Operating Commitment: not yet confirmed
  • Revenue will be earned from long-term leases and short-term rental of space for meetings, events and other uses, as well as income from kitchen rental and food services
  • Partners: joint use of fields at Sprinker Recreation Center from Pierce County
  • Donor Commitments: Pierce County Parks and Recreation will provide financial assistance for renovation of Sprinker

5. North Mason

Creating a HOPE Center in collaboration with the North Mason school district will be the first option to making more services available in the area. The North Mason School District counts 2,400 children on its rolls, 40 percent of whom are from low-income families. The Boys & Girls Club offers the only affordable, daily youth programs in the county. However, its members are requesting greater opportunities for athletic leagues, teen job training and computer classes.

If a HOPE Center is not developed, an alternative plan will be remodeling the current North Mason Branch in Belfair to accommodate the critical need for more indoor programs targeting youth from low-income families. A 10,000 square-foot remodel would accommodate demand by modernizing and reconfiguring the existing space

Project Description:

Option 1: Renovate current Boys and Girls Club and add a gym.