Scope
Our firm was hired to perform a modernization of the over 23,000 square-foot performance space, exterior, technology, and much-needed seismic upgrades. We had to account for the community’s strong wish to preserve the building which had become a rallying call after a different historic building on the Palm Springs High School campus had been demolished years earlier.

The complete rehabilitation budget for the Palm Springs High School Auditorium was $6.4 million at approximately $271 s.f.

Special Challenges
This project was a catalyst to an exciting change with how the Office of Public School Construction (OPSC) funding regulations apply to historical buildings. Existing Seismic Mitigation Program (SMP) laws are narrowly interpreted by the OPSC to the detriment of districts with historical buildings. Currently, to receive SMP grants, districts must have a site with a building of a certain construction type, it must pose an imminent safety threat in an earthquake, and the grant may only be for the minimum work required by the Division of State Architect to mitigate the seismic issues.
When the minimum costs to mitigate the seismic issues exceed 50% of the state-defined building replacement value, districts only qualify for a grant to replace the building instead of repairing it. Critically, districts with historical buildings often do not have the choice to replace them as by their nature, they cannot be torn down.

The Palm Springs High School Performing Arts Center was such a case, the minimum work to mitigate the seismic issues exceeded the 50% threshold. However, the District could not tear down the building due to its eligibility for the National Register of Historic Places, the California Register of Historical Resources, and community preference---all in concert with and identified in the Environmental Impact Report required by the state’s California Environmental Quality Act (CEQA).

The District SMP was administratively denied the funding.

Solution
The District appealed the decision to the State Allocation Board, with the help of its state funding consultant and our firm, on the merits of common sense and that the District’s compliance with one state law (CEQA) should not prevent it from receiving funding under another state law.

As a result of this team effort, the District received replacement funding that could be used to repair the performing arts theater and the State Allocation Board also requested the OPSC amend its rules to allow for such circumstances in the future.

This significant change to the funding environment for historical buildings will help districts preserve the legacy of their campuses far into the future.