Renovations and Expansions to Salem High School Exploring a Lower Cost Strategy – November 27, 2017 RRMM Architects
Discussion Agenda • 1. Brief Overview of Existing Conditions and Improvement Goals • 2. Previous Design Concept and Budget • 3. What if $30M – $35M?...Sobering Statistics • 4. Proposed Strategy, Alternatives, and Cost Estimates • 5. The Impact of Yearly Escalation
The Level of Detail Needed at Each Phase Decisions should move from Big to Small… from Macro to Micro…
Existing Site Plan + Extensive Facilities + Excellent Solar Orientation Second Floor - Vehicular Challenges - Limited Expansion Options
Existing First Floor Plan + Well Functioning Major Spaces + Recent Renovations in Select Areas - Poor Circulation, Undersized Classrooms (Inadequate for 21 st Century Learning) - Mechanical / Electrical Systems need a Major Replacement or Upgrade - Lack of Natural Light Second Floor - Aged Finishes and Low Quality Walls First Floor
Existing Conditions Second Floor First Floor
Existing Second Floor Plan Second Floor First Floor
Goals, Aspirations, and Priorities • Develop a Master Plan • Increase after-hours use for the community while • Security and Safety limiting access to academic • Durable, functional, cost areas effective • Improved Circulation • Appropriate Design v. • Natural Light Design Awards • Spaces geared for students • Consider Phasing • Maintain a culture of • Maximize Current Assets openness and hospitality • Upgrade Building • Commitment to Excellence Systems • Explore Many Options • Distinct, visitor-friendly entrances
Vital Statistics of Previous Plan (2016) Total Existing Area: 221,000 SF Total Additions: 75,000 SF Combined Total: 296,000 GSF 211 SF/Pupil based on enrollment of 1400 RENOVATION / ADDITION: $53 M Assumed Built in 2 Major Phases separated by 2-3 years NEW HS (284,000 X $225 - 240.00)/.85 = $75M – $80M Assumed 4% less SF than a Renovation / Expansion RATIO OF RENO / NEW: $53M / $75 - $80M = .67 - .70 Future Sports Complex $12M - $13M
What if the Project Budget = $30M - $35M? Sobering Statistics from the Study completed in Fall 2016: Phase 1 $26.1M Phase 2 $27.0M Total $53.1M $35M / 53.1M = 66% $30M / 53.1M = 57% Volatile Market Adjustment to 57M? Sitework alone = $4.9M Heating and Cooling System Improvements = $22M Bottom Line? A significantly different approach is needed to work within a range of $30M - $35M…
A New Approach… 1. Greatly limit the sitework, “we can live with it…”; • 2. Build the Additions to solve space shortages, to solve • security issues, and to prepare for future renovations; 3. Perform strategic renovations on the lower floor; • 4. Except for select corridor and vertical circulation • improvements, and strategic, life-extending improvements to the HVAC system, leave the second floor classroom area mostly untouched. Total Project: $37.5M (30% reduction from previous plan)
Previous Design Concept RRMM Architects
Reduced Scope for Site Improvements RRMM Architects
Reduced Scope for Site Improvements RRMM Architects
Previous First Floor Plan (2016) RRMM Architects
Proposed First Floor Plan – Reduced Scope RRMM Architects
Previous Second Floor Plan (2016) RRMM Architects
Proposed Second Floor Plan – Reduced Scope RRMM Architects
Vital SF Statistics of Proposed Plan Previous Proposed Total Existing Area: 221,000 SF 221,000 SF Total Additions: 75,000 SF 58,000 SF Combined Total: 296,000 GSF 279,000 SF
Potential Master Plan for Second Floor (Phase 2) RRMM Architects
Exterior design improvements mostly remain… RRMM Architects
Original Plan (2016) RRMM Architects
Exterior Design Character RRMM Architects
Clear Identification of Entrances RRMM Architects
Clear Identification of Entrances RRMM Architects
Compatible with Existing Building RRMM Architects
RRMM Architects
Dining Courtyard Buffered from Parking RRMM Architects
Birdseye View of Dining Courtyard RRMM Architects
North Addition…now or later? $37.5M v. $32.1M
North Addition…now or later? Reasons to make it part of Phase 1: • 1. Beating escalation ($5.4M now v. $6.6M after 7 years) • 2. Right sizing classrooms / improved environment now • 3. Promotes more flexibility and opportunity for incremental • improvements of second floor classroom area from cash reserves 4. Allows you to test classroom configurations before making a • larger investment 5. Shortened construction time • 6. More tangible results for your Phase 1 investment • Reason to wait until Phase 2: • 1. Lower cost for Phase 1 •
“Core Subject” Classroom Changes • Existing (not including science): 43 • Proposed Plan (North + South Additions): 55* • If North Addition is not built now: 45 * With proposed plan, more classrooms are right- sized and incremental improvements can occur on the second floor over time
Keeping Escalation in Mind…
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