[Noisebridge-discuss] 2169 Mission status

[Andy Isaacson]

Hi all,

Quick update on negotiations and planning.

The landlord's counterproposal is:
 - $3600/mo, no inflation adjustment, 37 months (2009-08-01 - 2012-08-30)
 - option to renew for additional 36 months at $3960/mo (110% of initial)
 - half off August 2009 for our build overhead ($1800 rent for August)
 - they cover taxes, building insurance, maintain elevator and roof
 - we cover all utilities and liability insurance

The landlords apparently aren't interested in doing any work up-front,
so we'd be doing any work on our own dime and on our own time.  We
requested that they replace the smaller (front) bathroom with a larger
bathroom (leaving the current rear bathroom in its current state) and
they declined.

This is a very low $/sqft rate.  The tradeoff is, we're starting from
scratch and putting in labor to get what we want.

My current thinking is that, if we decide to take the space, that we
bootstrap as follows:

0. landlord has elevator certificate updated and sprinklers serviced.

1. we have a contractor come in and replace the existing smaller
bathroom with a larger one.  Depending on cost, include a shower stall
in this project.  Have permit inspections done for the plumbing,
lighting, and construction work on this project.  I've started the
process of getting quotes on this work with a ballpark budget of <$6k.
And I'll put on my first-time-contractor-customer hat and say "I see no
reason why that work+inspection can't be done by August 15."

2. clean and prep one end of the space -- either the western Mission St
end or the east end -- for Noisebridge to move into immediately.  This
means doing less than our full intended buildout, but doing the
necessary work to make about 1500 sqft into a liveable *expansion* of
the existing 83c space.

3. move everything out of 83c into the newly prepped "phase 0" space.
Once moveout is complete our baseline cashflow is back to one (higher)
rent plus utilities.

4. put up temporary sheeting (plastic, I'm thinking) to separate the
airspace of the "phase 0" space from the rest of the space, and
configure separate ventilation solutions, so that classes and workshops
can not be covered in sawdust.  Do whatever work we decide to do in
"phase 1":
 - clean, buff, and polyurethane floors
 - install partition walls to establish separate spaces for various
   activities
 - adjust the existing electric distribution to better suit our needs

5. As additional space becomes usable we can extend the usable space.

6. Eventually we move out of Phase 0 and rehab that space too.

7. Profit!


-andy