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

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

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

RRMM Architects

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

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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

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…