andover high school feasibility study
TRANSCRIPT
Town FacilitiesGarage
AndoverHigh School
Collins Center
WestMiddle School
Andover High School Facilities UpdateCommunity Presentation
October 2, 2018
Andover High School Facility Study Committee
Committee Members
• Mark B Johnson, Facility Committee Chairperson
• Andrew Flanagan, Andover Town Manager
• Shelley Berman, Andover Superintendent of Schools
• Philip Conrad, Andover High School Principal
• Samir Srouji, Architect, Higher Education; Parent
• Bethany Carey Beck, Architect, K-12 Education; Parent
• David Howard, Mechanical Engineer; Parent
Committee Liaison and Resource Members
• Shannon Scully, School Committee
• Joel Blumstein, School Committee
• Annie Gilbert, Board of Selectmen
• Bonnie Zahorik, Finance Committee
• Sam Holland, Student
• Stephen Chinosi, Dir of Innovation
• Paul Szymanski, Asst Super Finance
• Janet Nicosia, Dir Public Facilities
•Kim Sousa, PTBC
• Renee Drueke, Special Ed Teacher
• Karen Waters, Math Teacher
• Ilhan Avcioglu, Social Studies Teacher
• Holly Breen, Health Teacher
• Rebecca D’Alise, English Teacher
• William Hutchins, Guidance Counselor
• Michael McCarthy, Social Studies Teacher
Town Facilities Garage
AndoverHigh School
Collins Center
WestMiddle School
Andover HighOriginally designed for grades 10 through 12 and 1,200 students
1966 – Main building constructed
1983 – The Collins Center added
1995 – Partial renovation toaccommodate grade 9(started at AHS in 1989) &enrollment up to 1,500 • science wing addition• new entrance• art classrooms • field house• expanded gym and • expanded cafeteria
Project GoalsSafety & Security
Code Upgrades | Supervision | Security System
OvercrowdingClassroom & Cafeteria Space for Current Enrollment | Future Enrollment
Educational DeliveryInstructional Space | Teacher Planning | Flexibility/Adaptability
Physical EnvironmentTemperature Control | Ventilation | Acoustics | Lighting
SiteTraffic Flow and Parking | Emergency Access | Field Improvements
• Commissioned demographic study – projected enrollment of 1,900 students
• Selected an architect – HMFH Architects
• Town Manager established a financial impact working group
• Held 50 meetings/workshops
• Developed strategies to meet goals
• Submitted a Statement of Interest to the MSBA
What We Have Been Doing Since Jan. 2017
Where We Are Today
• Define Mission & Goals
• Analyze/Confirm Demographics, Educational Program, Physical Conditions
• Define Strategies to Achieve Project Goals
• Develop & Refine Options for Each Strategy (Parallel Paths)Develop & Refine Options For Each Strategy(Parallel Paths)
See next slide
Parallel Path Strategy
Non-MSBA Process (Path A)• Finalize program, design, cost,
and schedule• Town vote to fund the project
• Complete design
• Construct the building
MSBA Process (Path B)• Begins with submission
Statement of Interest (SOI)
• MSBA decision on program acceptance in December 2018, with resubmissions possible
• 5 years minimum process
Develop & Refine Options For Each Strategy(Parallel Paths)
Building Safety and Security
• Certain areas of the school are difficult tomonitor
• No fire sprinklers in 65 % of the building- No fire sprinklers in original building- No fire sprinklers in Dunn Gym- No fire sprinklers in Collins Center
• Fire alarm is not audible in all areas
• Vehicular / Pedestrian Conflicts
ANDOVER HIGH TODAY(1995 STANDARDS FOR LESS THAN CURRENT ENROLLMENT)
ADD TO MEET CURRENT MSBA STANDARDS FOR 1,800 STUDENTS
0 10,000 SF 20,000 SF 30,000 SF 40,000 SF 50,000 SF
Overcrowding: Classroom Space Shortage
CLASSROOMS
SCIENCE
SPECIAL ED
ART & MUSIC
CAREER TECH
MEDIA CENTER
• Currently, 1,800 students in a school designed for 1,500 (after 1995 addition) and which met space guideline at that time
• Based upon MSBA standards today the capacity would be 1400 students
• Special education space is only 53% of the current recommended space for 1,800
• Space issues will become more acute during peak years with 1,900 students.
ADD TO MEET CURRENT MSBA STANDARDS FOR 1,900 STUDENTS
Philip ConradPrincipal, Andover High School
*
Effects of Overcrowding
• Cafeteria and servery are too small, resulting in 4 lunches of 30 minutes with 450 students in the cafeteria.
• Former teacher work rooms and teacher dining converted to classroom space, remaining teacher resource areas crowded and poorly distributed.
• Faculty teaching in multiple classrooms with no appropriate space to prepare lessons, grade, or meet with students.
• Small classrooms and inflexible furnishings limit teaching options and impact educational delivery.
Examples of AHS Repurposed Workspaces
*
David Howard, PE Janet NicosiaMechanical Engineer Director, Department of Public FacilitiesOwner, Clarity Engineering Town of Andover
Physical Environment• Building systems have been well-maintained, but they are
inefficient, ineffectual, and beyond their usable life.
• Façade creates constraints in system upgrade options.
• Uninsulated walls and older windows allow heat gain in the summer and heat loss in the winter.
• Unit ventilators are disruptive and ineffective as they work to maintain both proper ventilation and appropriate room temperatures. Crowded classrooms worsen this problem.
• Concrete floors extend to the exterior and create a “thermal bridge”, resulting in warm or cold floors near the exterior wall.
temperatures are for illustration only
Physical Environment
*
Renee Drueke Karen WatersSpecial Education Teacher Math TeacherAndover High School Andover High School
Physical Environment Affects Students
• Thermal Conditions- Temperature- Humidity- Air Quality
• Lighting
• Acoustics
• Furnishings
A facility’s structural features – lighting, air quality, and heating – can support or undermine learning.
Thermal Conditions
• Heating and indoor air quality (IAQ) were the most important single features of facility design and quality for improved student outcomes.(1)
• AHS classrooms are often too hot or too cold
(1) Earthman, 2004Andover High School
Lighting Conditions
• Students exposed to higher levels of daylight scored up to 25% higher on standardized tests in the same school district.(2)(3)
• Controlled daylight with appropriate artificial lighting when needed provides best lighting conditions.(4)(5)(6)
• “Teachers need to be able to open the shades without it changing the temperature of the room drastically. Energy efficient windows should be used to increase classroom lighting.”
(2) Heschong Mahone Group, 1999; (3) Harrigan, 1999; (4) Baker & Bernstein, 2012; (5) Cash & Twiford, 2010; (6)Schneider, 2002
Andover High School
Furnishings
Classrooms designed to support active learning increase student engagement as compared to traditional classroom seating.(7)
Kettering, Ohio(7) Scott-Webber, Strickland, & Kapitula, 2014
Sam Holland12th Grade Student
*
Bethany Carey BeckArchitect (K-12) and ParentCube 3 Studio
*
Learning Commons + Collaboration
Science Labs + Flexible Spaces
Dining + Community
*
Mark B. Johnson, Esq Julia Nugent, AIA Leeds APJohnson & Borenstein, LLC HMFH ArchitectsAHS FSC, Chairperson
No Major Renovations
Major Renovations (replacement of systems plus renovations or additions to address some program needs)
New High School or Comprehensive Add/Reno
Currently Designing/Building New High School or Comprehensive Add/Reno
High School Projectsin Past 20 Years
MSBA Funded High School (2008 to present only)
Site Constraints• Limited buildable area due to:
• Wetlands• Ledge• Parking• West Middle School
• All sites require reorganization of roads, parking, and/or fields
• Optimal location would require theleast amount of site reorganization
Feasible, but not optimal for addition
Feasible for new building
Optimal for addition
Process for Developing OptionsDefine Strategies:• 9 options were developed with cost estimates from $7 million
Life Safety Upgrades to $200+ million New High School• Larger, more comprehensive were considered as both town-
funded or MSBA partnership projects
Develop & Refine Options to Achieve Project Goals:• estimated cost including escalation• percentage of tangible assets• design and construction duration• ability to address project goals
Summary of Strategies
* Consideration of MSBA Partnership for project options 4 and 5 create options 4A and 5A
Option 1Life Safety Upgrades
Option 4 / 4A*
Full Renovation+ New Addition
Option 7A Partial Renovation+ Small Addition
Option 2Life Safety Upgrades+ Limited Renovation
Option 5 / 5A*
New High SchoolOption 8Partial Renovation+ Large Addition
Option 3Partial Renovation+ Addition
Option 6Full Renovation No Addition
Option 9A Partial Renovation+ New Building
Summary of StrategiesOption 1Life Safety Upgrades
Option 4 / 4A*
Full Renovation+ New Addition
Option 7A Partial Renovation+ Small Addition
Option 2Life Safety Upgrades+ Limited Renovation
Option 5 / 5A*
New High SchoolOption 8Partial Renovation+ Large Addition
Option 3Partial Renovation+ Addition
Option 6Full Renovation No Addition
Option 9A Partial Renovation+ New Building
* Consideration of MSBA Partnership for project options 4 and 5 create options 4A and 5A
0: Do Nothing
7A: Partial Renovation +
Small Addition
9A: Partial Renovation + New Building
4: Full Renovation + New Addition
4A: Full Renovation + New Addition
5: New High School
5A: New High School
Est. Project Cost – $55 M $83 M $139 M $147 M $185 M $203 M
Estimated Andover Cost – $55 M $83 M $139 M $103 M $185 M $142 M
DM Cost for Next 10 Years $20 M $18 M $18 M – – – –
Net Cost to Andover $20 M $73 M $101 M $139 M $103 M $185 M $142 M
Tangible Assets – 77 % 82 % 78 % 74 % 85 % 78 %
MSBA Funding – – – – Yes – Yes
MSBA Pre-Design – – – – 1.5 Years – 1.5 Years
Design Time – 1.5 Years 1.5 Years 1.5 Years 2.5 Years 1.5 Years 1.5 Years
Construction Duration 4 Years 3 Years 3 Years 3 Years 2 Years 2 Years
Security & Safety
Overcrowding
Growth to 1900
Educational Delivery
Interior Environment
Mechanical & Facade
Site
Comparison of Strategies
Estimated Cost $55 M
Tangible Assets 77%
Design/Construction 5.5 Yrs
Level of Goals Met
Option 7A Life Safety Renovation
Moderate Renovation
Major Renovation
Facade Replacement
Addition
Safety & Security
Overcrowding
Growth to 1900
Educational Delivery
Interior Environment
Mechanical & Facade
Site
Partial Renovation+ Small Addition
Project Summary
Option 7A - Partial Renovation + Small AdditionOPTION 7APARTIAL RENO + 23,000 ADDITIONEst. Project Cost:• $55 million• 77% Tangible AssetsEst. Duration:• 18 mo. design / 48 mo. const.• phased / occupied renoResolves:• Safety & Security• Overcrowding - Cafeteria• Overcrowding - CRs for 1,800• Deferred Maintenance Partially Resolves:• Overcrowding - CR size• Educational DeliveryDoes Not Address:• Growth to 1900• Physical Environment• SiteInvestment:• $40 million in Exist HS• $15 million in Addition
RENOVATION:Life Safety UpgradesReplace BoilersFood Service RenovationCorridor /Stair RenovationToilet Room RenovationVacated Space Renovation
• 30,000 sfInfill Lobby Space, Rebuild Stair
• 4,400 sf added program space
ADDITION:Addition at Main Entry with
• Security• Offices, Guidance, and Medical• Media Center and Career Tech
Modest Site Reconfiguration
DOES NOT INCLUDE:Classroom Reno / Expansion
• 50% of CRs are too small• Science rooms are not updated• Art rooms remain in lower level
Mechanical Systems / FaçadeLobby / Main Stairs / ElevatorRoadway Changes, Parking, Turf Field, other Site ImprovementsCollins Center, Dunn Gym, Locker Room, or Field House Renovation
Estimated Cost $83M
Tangible Assets 82%
Design/Construction 4.5 Yrs
Safety & Security
Overcrowding
Growth to 1900
Educational Delivery
Interior Environment
Mechanical & Facade
Site
Option 9A Life Safety Renovation
Moderate Renovation
Major Renovation
Facade Replacement
Addition
Partial Renovation+ Addition
Level of Goals Met
Project Summary
Option 9A - Partial Renovation + New AdditionOPTION 9APartial Reno + 78,000 NewEst. Project Cost:
• $83 million• 82% Tangible Assets
Est. Duration:• 18 mo. design /36 mo. const.• phased / occupied reno• addition is swing space
Resolves:• Overcrowding & Growth to 1900• Educational Delivery• Safety & Security• Site• Deferred Maintenance
Partially Resolves:• Overcrowding: classroom size
Does Not Address:• Physical Environment
Investment:• $35 million in Exist HS• $48 million in New• Part of Future Campus Strategy
RENOVATION:Life Safety Upgrades
Replace Boilers
Corridor /Stair RenovationAddition of Limited Break-out Space
Toilet Room Renovation
Renovate Media Center
Vacated Space Renovation• 32,000 sf
Infill Lobby Space, Rebuild Stair• 4,400 sf added program space
ADDITION:Food ServiceClassrooms - Science, SPED
Teacher Planning
Project Space
Site Reconfiguration of roadways and parking at addition
DOES NOT INCLUDE:Classroom Reno / Expansion
• 50% of CRs are too small
Mechanical Systems / Facade
Parking, Turf Field, other Site Improve-ments
Collins Center, Dunn Gym, Locker Room, or Field House Renovation
OPTION 4, town funded
Estimated Cost $139M
Tangible Assets 78%
Design/Construction 4.5 Yrs
Option 4 & 4A: Full Renovation + Addition
Safety & Security
Overcrowding
Growth to 1900
Educational Delivery
Interior Environment
Mechanical & Facade
Site
OPTION 4A, with MSBA Funding
Estimated Cost $147M
Tangible Assets 74%
Design/Construction 6.5 Yrs
Andover Cost $103M
Life Safety Renovation
Moderate Renovation
Major Renovation
Facade Replacement
AdditionLevel of Goals Met
OPTION 4Full Reno + 78,000 NewEst. Project Cost:
• $139 million• 78% Tangible Assets
Est. Duration:• 18 mo. design /36 mo. const.• phased / occupied reno• addition is swing space
Resolves:• Overcrowding & Growth to 1900• Overcrowding - CR size• Physical Environment• Educational Delivery• Safety & Security• Site• Deferred Maintenance
Investment:• $91 million in Exist HS• $48 million in New
RENOVATION:Life Safety UpgradesReplace BoilersCorridor /Stair Renovation Addition of Break-out Space Toilet & Locker Room Renovation Renovate Media Center Classroom Reno / Expansion Vacated Space Renovation
• 32,000 sfInfill Lobby Space• 4,400 sf added program space
ADDITION:Food ServiceClassrooms - Science, SPED Teacher PlanningProject SpaceSite Reconfiguration of roadways and parking at addition
DOES NOT INCLUDE:Turf Field, other Site Improvements
Full renovation of Collins Center, Dunn Gym or Field House
NEW HS
NEW HS
NEW HS
NEW HS
Option 5, New High SchoolThere are many possible site arrangements,even with West Middle still on the campus
Comprehensive Addition/Renovation versus New Construction
New ConstructionPROS• Shorter design/construction timeline• Dedicated Facilities for Athletics & Theater• Collins Center & field house for town use• Limited impact on academics during
construction• More efficient to operate
CONS• Higher cost• Impact on athletics, both during
construction and with resulting fields
Comprehensive Add/RenoPROS• Lower cost• Most sustainable approach (reuse)• More land available for fields & parking• Limited impact on athletics during
construction
CONS• Longer design/construction timeline• Impact on academics during construction• Limited opportunity to expand
community use of Collins Ctr, Field House
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Mark B. Johnson, EsqJohnson & Borenstein, LLC AHS FSC, Chairperson
MSBA ProcessFeasibility & Schematic Design• 12-18 months design• MSBA Approval of Schematic
Project Funding Process• Town Vote to Fund the Project• MSBA Project Funding Agreement.• MSBA will fund up to 40% of eligible costs
Design Development & Construction Documents• 12 to 18 months design
MSBA Statement of Interest• April 2018 submittal• Competitive application for MSBA funding.• Selection based on severity of need as com-
pared to other towns.• December 2018 earliest possible acceptance• Can reapply for 2019 if not accepted.
Eligibility Period• Approximately 12 months Due Diligence• 6-12 months OPM and Designer Selection
Construction• 24 to 36 months for new construction• 36 to 48 months for renovation / addition
The MSBA Process
Significant state oversight, with
each step prescribed and
lengthy
*
Andrew FlanaganAndover Town Manager
BACKGROUND
Exempt debt – financing achieved outside of the limitations of Proposition 2 ½ that requires a debt exclusion voteNon-Exempt debt – financing achieved within the limitations of Proposition 2 ½
Assumptions Level principal – debt strategy in which principal payments stay the same throughout the loan, resulting in lower interest payments over time; higher up front payments, ultimately lower payments throughout the term All financing models for major building projects reflect a term of 30 years at an interest rate of 3.5%
Average tax bill projections are based on FY2018 tax rates The assessed value of an average single family home in Andover is $613,261 The tax bill for an average single family home in Andover is $9,591 for FY2018
WHAT IS FUNDED BY YOUR TAX BILL?
Description Percent of Tax Bill Average Single Family Annual Expenditure
School Department 48.3% $4,813
Health Insurance 11.9% $1,186
Public Safety 9.1% $907
DPW and Facilities 6.8% $678
Retirement 5.8% $578
General Government 4.8% $478
Non Exempt Debt 3.4% $339
Exempt Debt 2.7% $269
Capital Improvements (Cash) 1.9% $189
Library 1.7% $169
Community Services 1% $100
Other 2.7% $259
Average Single Family Tax BillFY2019
$9,965
Based on 2018 Finance Committee Report
WHAT IS FUNDED BY YOUR TAX BILL?
Average Single Family Tax BillFY2019
$9,965
Based on 2018 Finance Committee Report
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
FY2019
School Department, FY2019, $4,813
Health Insurance, $1,186
Public Safety, FY2019, $907
DPW and Facilities, $678
Retirement, FY2019, $578
General Government, $478
Non Exempt Debt, $339
Exempt Debt, $269
Capital Improvements (Cash), $189
Library, $169
Community Services, $100
Other, $259
EXEMPT DEBT HISTORY
$0
$1,000,000
$2,000,000
$3,000,000
$4,000,000
$5,000,000
EXISTING EXEMPT DEBT– AVERAGE SINGLE FAMILY HOME
$269$263
$245
$208
$184
$159$153
$147$135
$128 $125 $122 $119 $116 $113
$61
$6 $3 $3$0
$100
$200
$300
2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037
ANDOVER HIGH SCHOOL (WITH WEST EL)PROJECTED FOR 2023 - $103M, LEVEL PRINCIPAL FUNDING, 3.5%, 30 YEARS
0
100
200
300
400
500
600
700
800
900
1000
20152016201720182019202020212022202320242025202620272028202920302031203220332034203520362037203820392040204120422043204420452046204720482050205120522053
Existing Exempt Debt West El AHS
Average Single Family Tax Bill Estimated Increase
Year 1 Attributable to
Andover High School
4.10%
Total Amortization$158,877,500
Impact to Average Single Family Tax Bill
Year 1: $484Year 30: $245
Projection – based on FY2018 Average Single Family Tax Bill
*
Mark B. Johnson, EsqJohnson & Borenstein, LLC AHS FSC, Chairperson
Considerations (1 of 2)
• If we do nothing (Option 0) $20+ million will have to be spent over the next 10 years for maintenance costs (replacing boilers, heating and ventilation units as they fail, upgrades for ADA compliance, etc.)
• Feasibility Study has not found an option that addresses both educational program and physical condition of the building for less than $100 million
− Significant energy and comfort improvements are only possible if both the mechanical system and the building exterior are replaced
− Cost to address both the mechanical systems and the building’s exterior is $36-43 million
• What is a responsible level of financial investment in the existing building?
− Concern that a “light touch” now will cost more in the long run− Feasibility Study shows that all project goals cannot be met for
less than $100 million and require significant tradeoffs
• Construction costs increase every year and moving quickly saves escalation costs
− Escalation in Boston metro area is currently 4% per year− Some industry experts are projecting an increase to 5-6% per year
• Property tax and Property value implications
Considerations (2 of 2)
Next Steps
• AHS FSC continues to provide information to public and gather public input
• Goal: Be ready to recommend a course of action shortly after MSBA decision in December 2018
http://www.aps1.net/1932/Data-and-Presentations
How You Can Help
• Fill out tonight’s feedback form.
• If you have questions or comments, email the Facility Study Committee: [email protected]
• Visit the AHS FSC website:Click the picture of AHS on the front page of APS1.net
THANK YOU