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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)

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Previous Design Concept

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Reduced Scope for Site Improvements

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Reduced Scope for Site Improvements

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Previous First Floor Plan (2016)

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Proposed First Floor Plan – Reduced Scope

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Previous Second Floor Plan (2016)

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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…