February 2004
The WSBA Headquarters: Facilitating Facilities Decisions
by Jan Michels, WSBA Executive Director
The Facilities Committee and Board of Governors offer this update on the WSBA's facilities needs for the future, and feel they have been able to address desired improvements within fiscal allocations. Both groups thank members for their input on this issue.
In 2001, then-WSBA President Jan Eric Peterson appointed a Facilities Committee to study the WSBA's facilities options when the current lease at the Fourth and Blanchard building expires at the end of 2006. Brooke Taylor, a third-year governor from Port Angeles at the time, was appointed chair. Speculation at the time was that facilities costs could double by the year 2007. The long lead time was meant to allow sufficient time for the committee to review a possible purchase option, survey member desires, and build possible momentum for co-location with other law-related entities.
In its first year of work, the committee reviewed location options and costs. It became clear that to be easily accessible to most members and retain experienced staff, the WSBA should be located in the downtown Seattle core. In May 2002, the Board of Governors endorsed this threshold recommendation. With that decision, the committee analyzed the ownership option by surveying bar associations around the country and "penciling out" the fiscal requirements and potential benefits of ownership. The committee learned that without the incentive of tax breaks or the existence of a building endowment, there was no clear economic advantage to ownership, even in a 20-year time frame.
A concurrent membership and staff survey, as well as a series of discussions with members at section midyear meetings, helped the committee learn what was important to members and staff. This feedback indicated that easy access, convenient parking, modest image, and reasonable cost were most important to members. Members also like the idea of holding CLE facility rental costs down by incorporating CLE conferencing needs into the WSBA headquarters. It also became clear that members have little interest in building ownership unless it is clearly economically advantageous.
The committee, while not eliminating the ownership option if fortuitous circumstances arose, moved on to address what members stated they wanted most. By late 2002, the Seattle real estate market had experienced a downturn, and became much friendlier toward lease holders; and, despite the length of time remaining on the current facilities lease, landlords appeared interested in talking to the WSBA about a lease option beginning in 2007.
At this point, the committee recommended, and the Board of Governors approved, the engagement of a lease broker and professional space-planners to begin detailing future space needs. Letters of interest were solicited from downtown landlords. Of paramount importance were easy access and parking, CLE conferencing capacity, modest image and cost, and adequate room for the projected modest staff growth.
Six facilities, including the current facility, that met most or all of these conditions surfaced in the fall of 2003 and were individually toured, ranked, and evaluated by the Facilities Committee. Space designers did test-fit diagrams to show how the WSBA could best utilize the top three facilities. The WSBA has two five-year renewal options at the current facility that could be used, but even if it remained in the current building, upgrade and redesign expenditures would be necessary.
Considerations at this point were the conditions desired by members, the quality and maintenance of the building, building management, various additional expenses (including the cost of a move and/or necessary tenant improvements), and suitability of the space for our needs. These factors were weighted and scored to aid the committee in making a recommendation to the Board of Governors.
At the December 2003 Board of Governors meeting, the board approved the committee's recommendation to proceed to a letter(s) of intent. The board also agreed that it would not simply support accepting the lowest bid, but consider a facility with significant advantages despite slightly higher costs. Of note: The costs of most of the facilities under consideration are less than those of the current lease renewal even when the figures for moving and necessary tenant improvements are included. In this very favorable circumstance, the WSBA can take advantage of the current dip in lease prices and better address the factors members desire without significantly increasing facilities expenses in the next 10 years.
It is likely the Board of Governors will act on a specific lease recommendation from the Facilities Committee at the scheduled February 26 meeting.
Facilities Committee: Brooke Taylor, Chair; David Savage; Dale Carlisle; Dick Manning; Carl Carlson; Ken Davidson; Ellen Dial; Gary Fluher; Joni Kerr; Kristin Olson; Katie O'Sullivan. Staff Liaisons: Kim Rutledge and Paula Littlewood
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