A list of questions and answers relating to the project is presented to provide additional information and understanding. (Mt. Abraham Facilities Advisory Committee)
Is this the best time to ask voter approval for a bond?
At the present time bond interest rates are favorable but predicted to rise. Projects of this type and scope generate significant interest from the building trades and competitive bids. In addition, construction cost escalation generally rises 4-5% per year and delays in financing and project completion will increase costs. For example, based on a 5% cost escalation factor, a one-year delay may result in an increase of $1.6 million.
How will this project benefit the community?
Bringing the school facility up to the condition level it was when first opened in 1969 is a prudent investment for the 5-town area that will enhance real estate values, attract families to the community, and improve Mt. Abraham’s ability to attract students to the school through school choice. The community will also benefit through increased access to the track, playing fields, pool, gymnasiums, library, and auditorium.
Why do we have to do it all at once?
After two years of study and extensive research and analysis, the Facilities Advisory Committee recommended a complete renovation to the Board. The analysis focused on short-term, mid-term and long-term approaches to improving the facility. Short-term fixes to bring the facility up to current code and mid-term fixes to bring the building up to code and make partial modifications to the classrooms and core areas did not make sense when much more is needed.
We do know from experience that any building improvement project is likely to trigger compliance with current building and life safety codes, which is costly. Initial estimates of renovations to bring the facility up to current code without classroom redesign and relocation is nearly $9 million and would not improve instructional delivery.
Why not tear down the school and start over?
The rough estimate to tear down the school and start over is $68.8 million based on a $400 square foot project cost estimate to build 167,000 square feet of new space. This estimate does not include razing, hazardous materials collection and disposal, purchase of necessary land and development of site infrastructure such as developing road access, connecting power, water and sewer systems.
What about having a separate middle school somewhere else?
The costs for infrastructure, project development and construction for a separate school are the same as described above. The cost of construction related to 65,000 square foot separate school building is estimated to be $26 million of which there is no need as there is adequate space available at Mt. Abraham to educate our middle school students.
What about the gravel pit behind the school?
Although the school district does not own or control the gravel pit, the current project budget includes funding for the evaluation and future mitigation of the gravel pit boundary (known as an escarpment) in order to ensure that taxpayer investment in this project is sound and minimizes risk.
Why have maintenance needs and upgrades not been done more consistently?
Regular and ongoing maintenance of the building has occurred. One early investment in the facility was the changeover from electric heat to oil heat. The district also took advantage of available school construction funds to reduce fuel costs by installing an energy efficient wood fired boiler. Rooftop ventilators were replaced as part of the 2004 addition project. Recently federal stimulus money was used for school wide lighting upgrades to energy efficient fixtures. Much of the current need is due to age and normal use.
What is the anticipated cost if we do not bond a complete renovation as proposed?
There are a number of facility issues that must be addressed and will be costly. These include floor, door and wall repairs, furniture replacement, security upgrades, handicapped accessibility, elevator replacement and relocating instructional programs back into the main building. Funding short term fixes to bring the facility up to code would require annual investments of $3 million each year for a three year period. This cost alone would represent an annual budget increase of 21.4 % and would not be acceptable. Under education funding rules, that spending increase would move our education spending beyond the allowable spending threshold and result in significant tax penalties.
Why are we adding a separate gym?
There has been a long-standing shortage of indoor gym space for school athletic teams and youth sports teams. Based on current use, additional instructional space is needed for middle school physical education classes, middle and high school sports teams and community use.
What about the pool?
The pool is an important asset to the community and there is significant community support to keep the pool in the project. Renovation of the entire pool facility is planned and includes plumbing upgrades, bleachers and windows.
I have heard about some changes to the wood and metal shops. If I do not support the bond vote will these programs remain the same?
No. Changes to drafting, wood and metal shops have been happening over time and are expected to change more rapidly in the near future. As we prepare students for careers in STEM areas (science, technology, engineering and mathematics) the need for hands on learning activities increases. Based on current school design principles that encourage flexible design of learning spaces for multiple subject areas, we are planning on "maker spaces" or project rooms so that students can learn how to work in teams, use tools, problem solve, make models and develop skills associated with working in STEM areas using a variety of materials including metal, composites and wood.
Will shop space remain the same?
This is not likely. We know that the current placement of these shops at the front of the building where material delivery and storage is compromised is not the best location of the shops. While it is too early to know the final design of the building, it is likely that these types of learning spaces will move because of the location and the desire to move the library to the front of the school.
Will the project meet “green” building standards?
Yes that is our goal. When complete, the intent of the design is to meet the Leadership in Energy and Environmental Design (LEED) silver standard of 20% savings in energy costs.
Will the renovation bond affect all taxpayers in the same way?
No. Homeowners who have household income of less than $ 105,000, but greater than $47,000 may qualify for an adjustment of their education property taxes. Homeowners that have household income less than $47,000 may be eligible for assistance for both education and municipal property taxes. Homeowners with household income of $105,000 or more generally do not qualify for a property tax adjustment.
How many homeowners qualify for a Property Tax Adjustment Claim and how much can they receive?
Individual property tax information can be obtained from the Vermont Department of Taxes. Approximately two-thirds of Vermont homeowners receive a Vermont Property Tax Adjustment. Although the amount will vary based on earned income, the tax adjustment can be as high as $8,000.
What are the factors for the calculation of a Property Tax Adjustment Claim?
The amount of the property tax adjustment will be variable based on your town’s spending per pupil, the amount of your property tax assessment and your household income.
Why have the cost estimates increased since earliest estimates?
The early estimates in phase one were based on preliminary information and were not intended to be used for project planning purposes. Phase 2 of the planning process took a more detailed look of deficiencies and needs and included the engagement of a professional construction management firm to prepare detailed cost estimates. Although there were slight changes in the scope of work (such as moving the kitchen) and greater detail in this estimate, the gym and site work added to the scope of work and increased the cost by the following: The cost of construction a 2nd gym added $2.5M and additional site work to the track & field/ and outdoor structures added $0.63M.
The following costs are part of the construction cost and based on a percentage of the total scope of the work, therefore they increased as follows: contractor general conditions +$0.4M, escalation +$1M, additional contingencies +$0.7M. Soft costs, which includes furnishings, fixtures, equipment (FFE), technology, insurance, A/E fees, legal fees, clerk fees, and owner’s contingency, are based on a percentage of the total construction cost, therefore increased as well. These “soft” costs added $1M.
If the bond fails what would happen?
The Board has carefully considered this bond project and decided that this project financed by this bond is the most appropriate project to support. As such, the Board does not have any other proposal that has been examined, conceptually designed or cost estimated. If the bond doesn't pass the board could send it back to the committee for further refinement, but the Board has not formally decided the next step.
If the bond does not pass, the Board may have to look at taking out a short-term loan or line of credit to fund necessary building repairs. It is the Board’s belief that supporting the renovation project and passing the proposed bond is the best course of action for the community to take.