Brucker Ed Center Site: Final Proposal Presentations & Public Comment Ahead of Selection Vote
Artist Rendition using Google Earth of 11-Story Protea-Malick Proposal for Brucker Site. View from Normal St.
After voting to delay the decision at its meeting on December 10, the Board of Education is poised to approve one of three proposals for redevelopment of the Brucker site at a special Board meeting on Monday, Jan. 26 at 5 p.m. in the Brucker Education Center Auditorium, 4100 Normal Street.
CCUH did an in-depth review of three of the proposals (one was deemed highly unlikely due to how it is being financed and was not reviewed). All three of the reviewed proposals are more massive, denser, and higher than the consensus site plan created by the District’s architect, AVRP Studios, which was supported by a vast majority of University Heights residents. Despite years of engagement with the University Heights community, some Board members prioritize the number of affordable units on the Brucker site over community concerns about mass and scale, public open space, and the historic integrity of Annex 1 and the heritage trees.
At the January 26 meeting, each developer will have 10 minutes to present their proposal for redevelopment of the Brucker site, followed by public testimony, and then Board discussion and decision. The complete proposals for redevelopment of the Brucker site may be reviewed at the following links: Affirmed Housing, Protea-Malick, Monarch, Michael’s
Public testimony for the January 26 meeting will only be heard in-person and will likely be limited to one minute per person. University Heights residents are strongly encouraged to attend the meeting wearing a red shirt and to speak during public comment. To register for public comment, please complete and submit this form by January 23: link.uhsd.org/SDUSD-Jan26-Comment.
Strengths and Weaknesses of Proposals
All three proposals include features from the AVRP site plan supported by a vast majority of University Heights residents including:
Preservation and rehabilitation of Annex 1
Preservation of the heritage Ficus tree at the corner of Normal Street and Campus Avenue
Minimum of one parking space per unit provided either underground or in a screened parking structure above grade
Minimum 20-foot setback around entire site
40-foot height limit along Campus Avenue
Joint use meeting room
Dog park
However, all proposals also include significant density, height, and/or massing that reduce public open space and dominate and overwhelm Annex 1, in conflict with the Secretary of Interior Standards, which require that new buildings near National Register buildings be visually subordinate, smaller in size and height, and not overwhelm the historic building.
Further, none of the proposals feature an architectural style that respects the significant heritage of the site or adjacent University Heights.
Following is a comparison of the three plans with regard to mass and scale, open space, and historic preservation:
The Protea-Malick plan is the most massive and features 1,500 units in several 11-story buildings which overwhelm Annex 1 and the adjacent neighborhood. Further, the plan proposes to transplant the heritage oak tree in front of Annex 3 to accommodate one of the 11-story buildings. According to a study by the US Forest Service, the long-term survival rate of transplanted oak trees in Southern California is only 10% to 40%.
The Affirmed Housing proposal includes 952 units in several 4-5 story buildings which cover much of the site, dominate Annex 1, and significantly limit public open space and pedestrian circulation. Further, the plan includes a through street from Normal Street to Campus Avenue and does not offer any retail uses to activate the site.
The Monarch plan proposes the fewest units in 5-7 story buildings which dominate Annex 1 and limit public open space. The plan also does not include preservation and rehabilitation of Annex 2.
Recommendations of the Community Coalition of University Heights
While none of the proposals fulfill all the goals supported by a vast majority of University Heights residents, Monarch Housing Solutions has demonstrated the most willingness to work collaboratively with the community to incorporate as many community priorities as possible, particularly public open space around Annex 1.
If the Board approves one of the three proposals for the Brucker site, we ask that the following requirements be included in the term sheet for the selected proposal:
A minimum of 122,000 square feet of open space around Annex 1 to maximize public open space and to protect the historic integrity of Annex 1, the site, and the surrounding neighborhood
Minimum setbacks around Annex 1 to comply with Secretary of Interior Standards:
To the east, setback to Normal Street
To the north, minimum 70-ft setback
To the south, minimum 200-ft setback
To the west, minimum 210-ft setback to preserve heritage oak tree
No structures or community amenities located in front of Annex 1
Consultation with a preservation architect to ensure compliance with Secretary of Interior Standards regarding new construction around Annex 1
Rehabilitation of Annex 1 and Annex 2
Preservation in situ of the heritage oak tree in front of Annex 3 and the Ficus tree at the corner of Campus Avenue and Normal Street
Architectural style that respects the heritage of the site and the architecture of the apartments along Campus Avenue including Craftsman, Spanish Colonial Revival, Mission Revival, and Art Deco styles
Signage and architectural details to commemorate the significant educational heritage of the site including the Normal School in 1898, Horace Mann Junior High School in 1931, Alice Birney Kindergarten in 1936, Alice Birney Elementary School in 1952, and the Eugene Brucker Education Center in 1953
The most massing and height is located along Normal Street stepping down to a maximum of 40 feet in height along Campus Avenue, and a maximum of 50 feet in height adjacent to Annex 1 to comply with Secretary of Interior Standards
Minimum 20-foot setback around the entire site
Minimum of one parking space per unit provided underground or in a screened parking structure
Ample pedestrian circulation from east to west and from north to south
No through vehicle access from Campus Avenue to Park Blvd./Normal Street
Joint use multi-purpose room
Joint use outdoor amphitheater
Retail uses to activate the site
Engagement with the community in public workshops to obtain feedback and further refine their proposal in an iterative process
What can you do?
Public testimony for the January 26 meeting will only be heard in-person and will likely be limited to one minute per person. University Heights residents are strongly encouraged to attend the meeting wearing a red shirt and to speak during public comment. To register for public comment, please complete and submit this form by January 23: link.uhsd.org/SDUSD-Jan26-Comment.