Andover High School Feasibility Study

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

• 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

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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



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%


Safety & Security

Overcrowding

Growth to 1900



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%


Option 4 & 4A: Full Renovation + Addition

Safety & Security

Overcrowding

Growth to 1900



Mechanical & Facade

Site

OPTION 4A, with MSBA Funding

Estimated Cost $147M

Tangible Assets 74%


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

Andover High School Feasibility Study

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