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TRANSCRIPT
RRMM Architects
Renovations and Expansions to Salem High School
Exploring a Lower Cost Strategy – November 27, 2017
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
Second Floor
+ Extensive Facilities+ Excellent Solar Orientation
- Vehicular Challenges- Limited Expansion Options
Existing First Floor Plan
Second Floor
First Floor
+ Well Functioning Major Spaces+ Recent Renovations in Select Areas
- Poor Circulation, Undersized Classrooms (Inadequate for 21st Century Learning)- Mechanical / Electrical Systems need a Major Replacement or Upgrade- Lack of Natural Light- Aged Finishes and Low Quality Walls
Existing Conditions
Second Floor
First Floor
Existing Second Floor Plan
Second Floor
First Floor
Goals, Aspirations, and Priorities
• Develop a Master Plan
• Security and Safety
• Durable, functional, cost
effective
• Appropriate Design v.
Design Awards
• Consider Phasing
• Maximize Current Assets
• Upgrade Building
Systems
• Distinct, visitor-friendly
entrances
• Increase after-hours use for
the community while
limiting access to academic
areas
• Improved Circulation
• Natural Light
• Spaces geared for students
• Maintain a culture of
openness and hospitality
• Commitment to Excellence
• Explore Many Options
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)
RRMM Architects
Previous Design Concept
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Reduced Scope for Site Improvements
RRMM Architects
Reduced Scope for Site Improvements
RRMM Architects
Previous First Floor Plan (2016)
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Proposed First Floor Plan – Reduced Scope
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Previous Second Floor Plan (2016)
RRMM Architects
Proposed Second Floor Plan – Reduced Scope
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
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Potential Master Plan for Second Floor (Phase 2)
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Exterior design improvements mostly remain…
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Original Plan (2016)
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Exterior Design Character
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Clear Identification of Entrances
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Clear Identification of Entrances
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Compatible with Existing Building
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Dining Courtyard Buffered from Parking
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Birdseye View of Dining Courtyard
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
• 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
“Core Subject” Classroom Changes
Keeping Escalation in Mind…