Final Draft Executive SummaryMontgomery County, VA Public Schools

October 16, 2014

Feasibility Study for Development Options for the Elementary Schools and High School in the Christiansburg Strand

Belview Elementary School (BES)

Christiansburg Elementary School (CES)

Christiansburg Primary School (CPS)

Falling Branch Elementary School (FBES)

Christiansburg High School (CHS)

Former Christiansburg Middle School (OCMS)

Background

In December, 2013, OWPR, Inc. was commissioned for a Feasibility study for project options for the elementary schools and high school in the Christiansburg strand. As requested by MCPS, needs and assets at Christiansburg Middle School are not considered in the study since it is a newer building. The report presents factual data gathered from field assessments by OWPR personnel, review of existing building drawings, review of local ordinances, codes, and regulations, and other sources. Using this data, the study presents development options that accommodate current and future needs of the elementary and high school populations in the Christiansburg strand. The study will be used by the School Board of Montgomery County, VA to inform conversations and decisions regarding the existing buildings and future capital improvement needs, including a plan of development for the Christiansburg strand schools.

Facts Regarding Christiansburg Strand Schools

o 1 High School o 1 Middle School o 3 Elementary Schools (2 @ PK-5, 1 @ 3rd – 5th)o 1 Primary School (PK – 2nd)o 3 Alternative Education Programs currently located in the lower building at OCMS o Average age of school construction, including additions:

o 49 years old (including the former Christiansburg Middle School) o 43 years old (not including the former Christiansburg Middle School)

o Current elementary student capacity of the Christiansburg Strand = 1,430 o March, 2014 Elementary enrollment in the Christiansburg Strand = 1,674 o Current High School capacity in the Christiansburg Strand = 1,216 o March, 2014 High School enrollment in the Christiansburg Strand = 1,017 o Total number of mobile units at Elementary Schools = 19 o Total number of mobile units at Christiansburg High School = 3

Benchmark Comparison

Space and site amenities at the existing Elementary and Primary schools in the Christiansburg strand were measured against the new Price’s Fork Elementary school facility and its site amenities. New Elementary School options shown in this study utilize the footprint of the new PFES and site designs utilize the site amenities found at the new PFES.

For analysis purposes, the Christiansburg High School facility is measured against the new Blacksburg High School facility and its site amenities. The replacement Christiansburg High School design duplicates the program of spaces and site amenities of the new Blacksburg High School, except options for a new CHS have been planned for an opening capacity of 1,600 due to projected enrollment increases. It should be noted that the current Christiansburg High School site may not accommodate the new Blacksburg High School design because of its topography, orientation, and configuration relative to surrounding roads. Price’s Fork Elementary School and Blacksburg High School were opened in 2011 and 2013, respectively.

Enrollment Projections

To accurately plan the building program in the Christiansburg Strand, population and student enrollment projections from several different sources were referenced. These same sources were considered by MCPS to inform the most recent redistricting plan. The following enrollment and population projection studies were consulted:

-Source 1The 2007 DeJong Ultimate Build-Out study

-Source 2The 2012 DeJong-Healy study projections for the 2021-2022 school year

-Source 3The 2012 Weldon Cooper Center population projection for Montgomery County and the Town of Christiansburg

Sources 1 and 2 are the 2007 and 2012 DeJong / DeJong-Healy studies for enrollment. Within the Christiansburg Strand the 2007 study projects an average enrollment growth of 2% per year, while the 2012 study projects an average enrollment growth of 0.4% per year. (For all of MCPS, the projections range from a "most likely" .7% per year to a "high projection" of 1.35% per year). Also consulted was the 2012 Weldon Cooper Center population projection for Montgomery County and the Town of Christiansburg (source 3). In this study, the population of Montgomery County’s unincorporated areas is projected to grow 34.9% over the 30 year period

2010-2040, or 1.2% per year. The same study projects the population of the Town of Christiansburg to grow 50.8% over the same period, or 1.7% per year.

Considering all four average rates of growth from the three sources, the average estimated rate of growth for the Christiansburg strand is 1.3% per year. In an effort to plan for a small excess capacity within the strand this Feasibility Study uses an enrollment projection of 1.5% per year (non-compounded) as the planning standard. Using 1.5% in lieu of 1.3% yields an additional 5 students per year in the strand to enable excess capacity.

Enrollment projections should be re-evaluated at least every 5 years to ensure accurate planning continues. Following are summaries of enrollment projections through 2050:

March, 2014 K 5 Enrollment 1,674K 5 Capacity of Christiansburg Strand 1,430Year Enrollment projection @ 1.5%

increase per yearEnrollment projection in excess oftheoretical strand capacity

2019 1,800 3702024 1,925 4952029 2,051 6212034 2,176 7462039 2,302 8722044 2,427 9972049 2,553 1,123

March, 2014 CHS Enrollment 1,0179 12 CHS Capacity 1,216Year Enrollment projection @ 1.5%

increase per yearEnrollment projection in excess oftheoretical strand capacity

2019 1,0932024 1,1702029 1,246 302034 1,322 1062039 1,398 1822044 1,475 2592049 1,551 335

Areas of Predicted Growth

Though enrollment projections are important considerations for both short and long term planning, specific areas of growth within the strand must also be considered. This information is critical when determining where a school should be located to serve future population densities. Within the Christiansburg strand the 2007 DeJong study (source 1) forecasts the highest growth to occur in the Northern area of the strand (Route 114 corridor). Planned and current residential development substantiated by the Town of Christiansburg confirms that this trend is accurate. Growth in this area can be seen in the sharp increase in enrollment at Belview Elementary from the 2012 to the 2013 school year as a result of a new housing development across the street.

The 2007 DeJong study (source 1) should be consulted for more information on specific areas of predicted growth.

To enable school sites near population densities, as large subdivisions are planned and developed, The Town of Christiansburg and Montgomery County should consider allowing developers to proffer land within the new subdivisions as school site(s). This is a common practice which allows the developer to more easily achieve green space requirements, while positioning a school site within densely populated areas. This also allows the developer to master plan trail systems and utilities to more effectively serve the school site. This practice ultimately creates a development whose property is more valuable because of its location relative to a public school, while decreasing land acquisition and infrastructure costs to MCPS. The proffer system is effectively used in many areas throughout Virginia.

As part of this Feasibility Study, the Planning Departments for Montgomery County and the Town of Christiansburg were consulted to understand current residential growth within the Christiansburg strand. Maps of current and planned residential developments were developed based on their records.

Following is a map of residential housing developments that are planned or under construction in the Christiansburg strand

5

Building and Site Assessment Process

Professional staff from OWPR conducted assessments of existing conditions at each of the six subject schools. The finishes in each space and their condition were documented. The major building systems (Structural, Mechanical, Plumbing, and Electrical) were evaluated, and the school sites were evaluated for condition and function. Bus and car traffic were also observed at morning drop-off and afternoon pick-up to identify deficiencies and safety considerations. These assessments were used to inform the Gap Analysis, renovation and addition options, and subsequently cost estimates for work at the existing schools. Average life expectancies of building systems and components are defined by standards from the Building Owners and Managers Association International (BOMA) hand book. The BOMA document is a nationally recognized reference for property evaluations. When components were not found in the BOMA document their average life expectancies were predicted using standards from Fannie Mae, or professional judgment and experience.

New School Models and Planning Standards:

The following information can be found in the MCPS school planning standards, which were used as supplemental reference for this Feasibility Study:

MCPS acceptable elementary school size range is 200-730 students MCPS preferred elementary size is 350-600 students (grades K-5, not including

PK) MCPS suggested middle school size range is 350-1,200 students MCPS suggested high school size range is 400-1,400 students

The new Blacksburg High School has teaching station capacity to accommodate 1,400 students. Its core areas (cafeteria, kitchen, gymnasium, etc.) are built to accommodate 1,600 students, allowing the school’s classroom capacity to be expanded to 1,600. It has an auxiliary gymnasium.

The new Price’s Fork Elementary School has a student capacity of 650, grades PK – 5th.It has a full-size gymnasium.

Cost Estimates

The current commercial construction market in the region appears to have fully recovered from recession conditions and commercial building costs are now greater than pre-recession values. Cost estimates are given as a range of potential costs and include pre-planning phase allowances for soft costs such as Fixtures, Furnishings, and Equipment, Design Fees, Contingency, etc.

The estimates for new construction and renovations are based on recent new school construction costs in the region, recent bid data from OWPR archives, construction cost data bases, VADOE construction cost records, and a macro-level anticipated scope of work for each project. The presence of asbestos was confirmed at all subject buildings, except FBES, through review of the AHERA Asbestos Management Plans provided by MCPS.

Approximate estimated costs per square foot are as follows:

New elementary school construction $214/sf - $236/sf New High School construction $223/sf - $247/sf Substantial renovations at elementary schools (at minimum) $130/sf - $144/sf Substantial renovations at OCMS (at minimum) $162/sf - $177/sf

Note that these estimated sf costs assume a 2015 bid

Soft costs included in the estimates, in addition to the sf costs above, are as follows:

8% (of estimated cost of construction) Design fee for renovations 6% (of estimated cost of construction) Design fee for new construction 15% (of estimated cost of construction) Fixtures, Furnishings, and Equipment allowance 10% (of estimated cost of construction) Study phase project contingency allowance

All cost estimates are based on the schools and sites being vacated during construction. If schools cannot be vacated, careful phasing must be considered to minimize disruption of the learning environment and to ensure student and staff safety. Oftentimes, this phasing is detrimental to the efficiency of construction, resulting in increased construction duration. The increased construction duration subsequently results in increased construction costs. Discussions of phasing and its effect on costs should be informed by project-specific conceptual designs and phasing plans. However, an increase in costs of 3%-10% is common, depending on how much of the building and site are made available to the contractor during each phase of construction.

All estimates assume a 2015 bid. According to Engineering News-Record (ENR), historic construction cost data indicates that construction costs have increased an average of 2.6% per year over the past 20 years. The ENR data is often used in design and construction to help predict long term cost inflation. Cost estimates should be increased by 2.6% per year after 2015 to anticipate probable cost increases and market volatility. Cost estimates were increased at 2.6% per year for all phased work, to more accurately depict real cost at the time the phase occurs.

Development Goals:

When considering development options for the Christiansburg strand, an overarching goal is to ensure that the capacity of MCPS schools stays ahead of enrollment to avoid overcrowding. Development options that create short and long-term capacity to accommodate projected enrollment growth were identified. An assessment matrix was created to assess the feasibility of development options at each school. Options that were identified as more feasible were studied more closely and ultimately assembled into strand-wide development options. Aspects of development that were considered at each school included:

o Site size and location o Infrastructure and zoning o Public road work o Traffic o Will the existing building design accommodate:

Building additions 21st Century learning environment Handicap accessibility

Proper safety and security planning o Impact of construction on the educational environment o Repurposing buildings for other MCPS uses o Cost

Development Options:

o No new school sites were identified as part of this Feasibility Study. o See the reference tab for several other development options that were considered.

Elementary:

Ultimately, two strand-wide elementary development options were selected for inclusion in the executive summary because of their feasibility scores. One option concludes in 2034 with four (4) 650 student elementary schools serving the strand. The second option concludes in 2039 with three (3) 900 student elementary schools serving the strand.

Two smaller elementary project options are included in the executive summary because they provide less expensive development options to create short term capacity and eliminate mobile units. These are only short term solutions, since they only create capacity to handle a few years of enrollment growth. These smaller options may be considered as a first phase of a larger strand development plan.

Both elementary development options deemed more feasible begin with a new elementary school in the Northwest / North-Central region of the Christiansburg strand. This is generally the route 114 area. This area was selected because of several factors:

1. Over half of the current growth in the Christiansburg strand is occurring within 1 mile of the NRV mall.

2. There is a planned connector road from North Franklin Street to Route 114 which will improve traffic patterns and travel times in the area.

3. The OCMS site is the second suggested site for development because the lower OCMS building is currently used by Alternative Ed and the upper building gym is used as an auxiliary gym by CHS. Displacing these functions will require development elsewhere in the strand.

Following are four (4) Elementary School development options:

For more information regarding these options, or to see other options that were considered, see the reference tab at the back of the study binder.

Additions and/or Renovations

New School No Work Demolish Surplus orRepurpose

Montgomery County Public Schools Development Options for Christiansburg Strand Elementary Schools

Development Option 1 Creates no elementary larger than 650 studentsAssumes Alternative Ed is relocated prior to 2029

CPS396NEW

650

BES222

NWSOUTH

CENTRAL SE

CES366

OCMSAlt Ed

FBES446

PHASE 1: 2019

NORTH CENTRAL

PHASE 2: 2029NEW650

FBES650

ON OCMS SITE Renovationsand Additions

NEW650

Rte 114

CPS

SURPLUS/REPURPOSE/HOLD

FOR PHASE 3

CESMCPSTECH

NEW650

Rte 114

CESMCPSTECH

PHASE 3: 2034NEW650

OCMS

FBES650NEW

650

BESSURPLUS/

REPURP

BES222

ENROLLMENT

CAPACITY

1800

2080

ENROLLMENT

CAPACITY

2051

2172

ENROLLMENT

CAPACITYGood Through

2050

2176

2600

$75M - $84M*

$47M - $54M* Redistrict North Central and NW

Redistrict South Central and SE only

$39M - $45.5M*Redistrict the Entire StrandCreate North and South Central Renovations

North-Central Area, CPS, or CHS Site

CPS396

CES366

OCMSAlt Ed

FBES446

ENROLLMENT

CAPACITY

1674

1430BES222

CURRENT: 2014

2,000

2,100

2,200

2,300

2,400

2,500

2,600

2,700

Stud

ents

Option 1

Enrollment projection @1.5% increase per year

Capacity Achieved by Each

Phase 3

Phase 2

Phase 1

1,400

1,500

1,600

1,700

1,800

1,900

2015 2020 2025 2030 2035 2040 2045 2050Year

Capacity Achieved by EachPhase of Construction

*All cost estimates are escalated at 2.6% per year to reflect estimated costs at time of construction

Legend

Phase 1: New 650 elementary in North-Central region -Renovate BES (15 year renovation)

Phase 2: New 650 elementary on OCMS site -Renovations & Additions at FBES for 650 -Surplus or Repurpose CPS -Repurpose CES as MCPS Technology

Phase 3: New 650 Elementary on North Central Site or on CPS or CHS site -Surplus or Repurpose BES

Good Through 2030

Good Through 2034

NW CENTRAL SE

9

2 000

2,100

2,200

2,300

2,400

2,500

2,600

2,700

2,800

Stud

ents

Option 2

Enrollment projection@ 1.5% increase peryear

Phase 3

Phase 2

Phase 1

1,400

1,500

1,600

1,700

1,800

1,900

2,000

2015 2020 2025 2030 2035 2040 2045 2050Year

Capacity Achieved byEach Phase ofConstruction

Additions and/or Renovations

New School No Work Demolish Surplus orRepurpose

Montgomery County Public Schools Development Options for Christiansburg Strand Elementary Schools

Development Option 2 Build 900 student capcity elementary schoolsAssumes Alternative Ed is relocated prior to 2029

CPS396NEW

900

CES366

OCMSAlt. Ed

FBES446

PHASE 1: 2019

PHASE 2: 2029NEW900

FBES900

ON OCMS SITE

Renovationsand Additions

NW

NEW900

Rte 114

CPS

SURPLUS/REPURPOSE

SUCH AS ALT ED

CESMCPSTECH

NEW900

Rte 114

CESMCPSTECH

PHASE 3: 2039NEW900

OCMS

BESSURPLUS/

REPURP

ENROLLMENT

CAPACITY

1800

2108

$47M - $52.5M*

$42M - $46M*Redistrict the Entire Strand

Redistrict the Entire Strand

$39M - $43M*Redistrict the Entire Strand

FBES446

ENROLLMENT

CAPACITY

2051

2246

ENROLLMENT

CAPACITY

2302

2700

Good Through 2031

Good Through 2036

Good Past 2050

CPS

POSSIBLE ALT ED

*All cost estimates are escalated at 2.6% per year to reflect estimated costs at time of construction

Legend

Phase 1: New 900 elementary in Northwest Region -Surplus or Repurpose BES

Phase 2: New 900 elementary on OCMS site -Surplus or Repurpose CPS -Repurpose CES as MCPS Technology Note: Requires relocation of CHS Auxillary Gym and Alternate Edu Programs

Phase 3: Renovations & Additions at FBES for 900

CPS396

CES366

OCMSAlt Ed

FBES446

ENROLLMENT

CAPACITY

1674

1430BES222

CURRENT: 2014NW CENTRAL SE

10

Additions and/or Renovations

New School No Work Demolish Surplus orRepurpose

Montgomery County Public Schools Development Options for Christiansburg Strand Elementary Schools

Smaller Project Option 1

2017$14M - $15M*Redistrict Entire Strand

FBES446

ENROLLMENT

CAPACITY

1749

1804

BES222

CPS396

CES366

OCMSALT ED

OCMSKIT/CAF

OCMS374

PK-1 2-3 4-5Good Through

2019

Upper Middle Lower

Legend

CES becomes PK-1CPS becomes 2-3OCMS Upper Building becomes 4-5OCMS Middle Building becomes Kitchen/Cafeteriaand other support spacesOCMS Lower Building remains Alt Ed

Add gymnasium, 6 classrooms, workroom, and toilets at all elementary schools except FBES.Add 6 classrooms, workroom, and toilets at FBES

Smaller Project Option 2Additions and/or Renovations

New School No Work Demolish Surplus orRepurpose

Legend

2017$13M - $14.5M*Redistricting may not be immediately necessary

ENROLLMENT

CAPACITY

1749

1886CPS510

CES480

BES336

FBES560

*All cost estimates are escalated at 2.6% per year to reflect estimated costs at time of construction

Good Through 2022

AdditionOnly

AdditionOnly

AdditionOnly

AdditionOnly

OCMSAlt Ed

CPS396

CES366

OCMSAlt Ed

FBES446

ENROLLMENT

CAPACITY

1674

1430BES222

CURRENT: 2014

CPS396

CES366

OCMSAlt Ed

FBES446

ENROLLMENT

CAPACITY

1674

1430BES222

CURRENT: 2014

NW SECENTRAL

NW CENTRAL SE

11

High School:

Major categories of development options for the high school include: Renovations and additions at CHS New construction on a new site New construction on the current CHS site

Different design configurations occur within each of these categories. A 1,600 student capacity is assumed for all high school options, which provides theoretical capacity through 2053. In similar fashion to the elementary options, an assessment matrix was created to score the feasibility of the high school development options. Following are the results:

A new school on a new site appears to be more feasible than other options because it avoids displacement of students, displacement of athletic components, and disruption of the learning environment, which are negative attributes of renovations and additions, or building on the current CHS site.

o Estimated cost (2015 bid) = $89 M - $99M

A moderately feasible option is a new school on the current CHS athletic fields. Issues inherent with this option are loss of onsite athletic fields for two - three (2-3) seasons, loss of student parking because of construction, and the typical complications that occur with major construction on an occupied school campus. It is likely, however, that students could remain in the existing CHS building during construction of this project. The existing CHS building would be demolished and new athletic fields and a stadium would be built where CHS once stood.

o Estimated cost (2015 bid) = $90 M - $100 M

A less feasible option is to build a classroom addition and renovate the entire building. Two sub-options exist here:

1. Construct a 2-story classroom addition and an auxiliary gymnasium and renovate the entire building. Students would likely not be able to occupy the building during renovations. Part, if not all, of the student body could occupy the new addition, while the rest are housed in temporary classrooms during renovations.

o Estimated cost (2015 bid) = $71 M - $79 M

2. Construct a 3-story classroom addition large enough for the entire student body (1,600), construct an auxiliary gymnasium, and renovate the entire building. The classroom areas of the existing building could possibly be ultimately occupied by the MCPS Technology department and/or an alternative education school within a school. The entire student body could reside in the new classroom wing while renovation of the existing building occurs.

o Estimated cost (2015 bid) = $77 M - $85 M

If the high school is relocated to another site, an option to construct a new elementary school on the current CHS site was explored. Approximately one-half of the site would be needed for an elementary school, leaving the remaining +/- 20 acres for other development.

As MCPS considers the development options, it may be prudent to create hybrid options that address deficiencies in different ways, or on different schedules. Redistricting within the Christiansburg Strand was only considered when developing the options. Should MCPS determine that redistricting that distributes Christiansburg Strand students to other strands is prudent, other development options may be considered. It should be noted that no operational costs associated with any option were considered, nor were operational savings.

Considerations & Potential Future Actions

Following are some suggested considerations and potential future actions that may help MCPS utilize the information contained in this Feasibility Study effectively and move forward with planning and funding requests:

Considerations:

1. To help overcrowding, will MCPS consider redistricting to reduce the quantity of students in the Christiansburg strand by sending current Christiansburg strand students to schools that currently have excess capacity elsewhere in Montgomery County? - Prices Fork Elementary School - Kipps Elementary School - Eastern Montgomery Elementary School

2. Will MCPS change their planning standards to allow elementary schools with up to 900 students?

3. Will MCPS pursue short-term solutions to overcrowding in the Christiansburg Strand that eliminates mobile units? If so, how long will the short term solution be in place?

• Additions at all/some of the existing elementary schools • Use existing OCMS building(s) as an elementary school • Short-term replacement structures for mobile units (new mobile units,

sprung structures, modular buildings, etc.)

4. If the existing OCMS building(s) will be used as an elementary school: • What level of renovations will occur in the occupied spaces and to

the site? • Will buildings be connected? • Will the Alternative Education programs occupy a building on the

OCMS campus?

5. If the existing OCMS building(s) will not be used as an elementary school: • How long will OCMS be in use? (effects the amount of maintenance

funding required for the property) • What functions will be accommodated at OCMS? (Currently CHS

auxiliary gym and Alternative Ed)

Potential Future Actions: Potential Future Actionsa. Discuss funding availability and timing with Board of Supervisors (prior to defining a strategy for implementing the Capital Improvement Program).

b. Search for property and fund a site study if a development option that includes a new school on a new site is pursued.

c. Work with the Town of Christiansburg and Montgomery County to implement school site proffer incentives as part of their rezoning process for future residential developments.

d. Ultimately determine how the Feasibility Study aides in defining a strategy for implementing the Capital Improvement Program.

e. Update key data points (enrollment and cost) at least every 5 years to ensure continued accuracy in planning.

Closing

Through the process of this feasibility study we have learned that there is no easy solution to overcrowding and outdated conditions at the Christiansburg strand schools. Since the information contained in this Feasibility Study will be used for detailed planning, key data points should be reaffirmed periodically. OWPR recommends that enrollment projections, areas of growth, and construction costs are rigorously updated at least every 5 years. This will allow MCPS to make adjustments to the trajectory of their building program in response to enrollment and will allow the Board of Supervisors to make adjustments in funding plans based on construction cost trends.

J.D. Price, AIA Vice-President, OWPR, Inc