High School Building Committee (HSBC) Meeting Minutes

Community Forum, Tuesday, May 19, 2009

Town Building, Large Hearing Room

Attendees

HSBC members: Lea Anderson, Dianne Bladon, Fred Knight, Jim Howard, David Lash, Cindy Lombardo, Mary Lentz, Jennifer Steel.

Ex Officio members: Gary Burton, Allyson Mizoguchi, Pat Tutwiler, Scott Parseghian

HMFH: George Metzger, Steve Millington

KVA: David Saindon, Frank Vanzler

Wayland School Committee: Malcolm Astley, Barb Fletcher

Wayland Board of Selectmen: Tom Fay, Michael Tichnor, Sue Pope

State Representative: Tom Conroy

Wayland Finance Committee: Cherry Karlson, Bob Lentz, Sam Peper

In addition, approximately 25 other citizens attended the forum.

Presentation: Lea Anderson, Pat Tutwiler, George Metzger, and Frank Vanzler presented an update on the status of the Wayland High School project. A copy of the Powerpoint presentation is available on the HSBC website and at the Wayland Public Library.

Notes from public comment:

Q: Has the town center site been considered? Is there an opportunity to renovate that property, and would it be less expensive? We could include a library and community center on that site. The current high school site could be sold. Please provide information to residents about that option.

A: This option was investigated in 2003 but was put aside because of environmental and other deed restrictions on that property, which preclude its use by children or for playing fields. The town would have to purchase this land, without any state assistance. It is currently valued at about $24 million. For this reason the option is not being actively pursued at this time.

Comment: This meeting, and other HSBC meetings, will be shown on WayCam numerous times. The WayCam schedule is available on the town website, in the Town Crier, and on the WayCam community bulletin board.

Q: What are the differences between the educational vision and specification now presented, and that which was developed in the 2004 study?

A: The last study didn’t include a visioning project component, so the scope was not a wide-ranging. Also the last specification was for 1100 students, and the current is for 900. [Later in the discussion this further clarification was made.] The previous study used different state planning guidelines that the standard being used under the current scheme. That makes comparisons difficult.

Comment: It looks as though expansion will be difficult after the school is built, so please consider how we will add classrooms in the future if needed, so that the space needn’t be completely reconfigured. [Note: both educational program specifications can be found on the HSBC website and at the Wayland Public Library: the 2004 version is in the Preliminary Design Report, and the current version is in the Futures Report.]

Q: We haven’t discussed sustainability and energy standards. The state will give us up to 2% additional reimbursement for meeting green standards. Also have the energy savings from the project been figured in? Will the project follow the Leeds standard?

A: Wayland’s reimbursement will likely be no more than 40%, even with the 2% incentive for green standards; we intend to meet the standards. The MSBA requires that we conform to the MA-CHPS green school guidelines (not the Leeds), which is a very strict standard.

[Note: The MA-CHPS guidelines can be found on the MSBA’s website at http://www.massschoolbuildings.org/about_ektid64.aspx. ]

Q: For the design schemes involving new construction, what is the plan for the space where the old buildings are not located?

A: That is where the parking lots will be.

Q: The plan is for a town vote in the fall, but that won’t lead immediately to construction or renovation. What is the process after the vote? What will drive the timing of the project? Will the Conservation Commission and other town boards or committees be involved? What is the committee doing to engage them now, to provide good input and perspective in the design process? How will the HSBC reach out to the community?

A: Once the funding has been approved, detailed design will take about 9 months and then will be followed by construction. The HSBC has already involved ConCom and other town boards, committees and departments. We met with the various departments this week and will continue to work with them over the summer. Regarding community outreach, we publish updates in the Town Crier and post our minutes on the website and at the Library. We’ve tried to be transparent but we’re receptive to advice on how to do it better. If there are other things we should be doing let us know.

Q: Given the low attendance at tonight’s forum, please consider making a provision for people to send in their views and opinions through WayCam or other methods.

A: The email addresses of each committee member, and chairperson Lea Anderson, are available on the website.

Q: I understand you’re not prepared to discuss costs tonight, but will the costs be publicly discussed before a recommended approach is sent to the state?

A: Yes, cost information will be make publicly available though the minutes and the website. We’ll need to study and evaluate the cost information before choosing an approach.

Q: Does your educational plan consider programs for citizens over the age of 18? Consider the elements of lifelong learning and community involvement. Have you worked this into the planning process?

A (from principal Pat Tutwiler): The educational plan does not include this specifically, but we have dabbled in having students offer technology classes to other members of the community. The point is well taken and duly noted.

Comment: We are students at Wayland High School, and we are here to encourage the HSBC to keep WayCam at the high school. It has helped us learn and grow as students, helped us get into college and find our vocation, and we feel it’s very positive and an asset to the high school.

A: The question has been raised about WayCam space at the high school. We have to be careful with the state to make sure we aren’t putting in space that doesn’t serve the educational program; however WayCam is part of the program today and is an important school/community partnership.

Comment: I agree that the educational planning process is superior to what was done five years ago. This time the process involved vision, where I feel last time you let people ask for whatever they wanted. This is my third meeting tonight. My first was the technology task force, where we discussed current needs but also future needs. I’ll be interested in seeing the details in how we are providing for technology, at least in the details of the design. There have to be spaces and provisions for students to use computers. The major issue here will be economic. We’re in the worst economic downturn in several generations and I think that’s an issue larger than the HSBC. I suggest the school committee needs to look at that, and needs to start acting like the rest of us and most private organizations, and set a total spending budget. If you want to spend a lot of money on one desirable thing, we have to economize on other things. I think it’s possible, especially over extended time, to use technology to reduce operating costs in the schools. A reduction of operating costs over time would be a way to counterbalance the debt service for the high school.

Comment: The technology task force will soon be holding public forums similar to this one. One is scheduled for each end of town. Those who are interested are welcome.

[More information is available on the town’s website.]

Q: Are you factoring demolition expenses into your costs? That should be considered. When everyone is looking at sustainability, we should be looking at how to reuse the buildings rather than tearing them down. We shouldn’t just turn them into a parking lot.

A (from Frank Vanzler, KVA): Demolition costs are included. Normally a complete building takedown is less costly than selective demolition, such as in a renovation. We will analyze both scenarios, but in selective demolition the demo costs will be higher.

Comment: I recognize that but I’m concerned about what kind of lesson that provides for our children. What is the message to the students who are using the space? “You can just tear down a building because it’s less expensive.” What about the landfills?

Q: There is a concept of designing for deconstruction. How much of that is factored into the plan? Also, have we considered the possibility for reuse such as the concrete blocks?

A (Frank Vanzler): That is quite real and it can be done. It is a likely scenario. We have a huge parking lot to build. It’s really early in the planning process, but a lot of the masonry that might be demolished could be crushed, recycled and used in the base course underneath these new paved areas. We did that quite successfully at the Harvard Pilgrim headquarters project in Wellesley. We recycled much of the masonry and all of the concrete.

Comment: It will be important to communicate and promote this.

Q: Were the technology folks able to take part in the Futures planning group?

A: Yes, Leisha Simon, the school district’s technology director, participated on the Futures planning group, as well as members of the Technology Task Force.

Q: In the previous study, there were a lot of questions about how Wayland compares to other high schools. Wayland had much more extensive participation in athletics and arts than other schools. Have we decided just to settle for what the state will allow, or have we considered asking for additional space?

A: No, we have not decided that. In the last study we did a tremendous amount of benchmarking against other schools. We analyzed square footage per student to show that we weren’t proposing something exorbitant compared to other schools, given our demand. In fact we have asked for more science labs and they agreed. They are coming out to look at our facility, and at our music and arts program. We have asked for more space.

Q: In the previous study the new construction was sited at the back behind the arts building. What’s driving the decision now to put the new construction in the existing parking lot?

A: One reason is that we did more analysis of the grade behind the arts building, and determined that the slope there would make construction more complex than at the other end of the site. Another reason is that the square footage of the current scheme is smaller, which allowed us to look at a single phase plan in the front of the site. That will save money.

Comment: Regarding the placement of the buildings on the south side of the property, as a member of the Wellhead Committee I suspect that’s better for the wells. That’s because it puts the parking lots further away from the wells and the wetlands. Parking lots are harmful because of runoff, whereas roof drainage is relatively clean.

Q: I’d like to know more about the gym. You mentioned it’s an option for the future. Is that something the MSBA won’t reimburse? Previously there was discussion of building the gym now, and renovating the field house in the future instead. Please consider the costs of this. There is a huge need for additional courts. Perhaps we can get more funding for a new gym than for a renovated field house.

A: At first, our plan included the gym in addition to the field house. We presented this to the MSBA and they said, they will fund either a renovation of the field house or a new gym, but they would only participate in one of those options. Deferring the field house renovation is problematic because of the requirement to bring it up to code. So, we asked the designers to set aside space for the gym to be added in the future. However we are still studying the options and working through alternatives with the state.

Q: The original design was for 1100 students and now we’re at 900. What are the current enrollment numbers? What is coming from the middle school and elementary schools?

A: Current enrollment is just under 900 but we see enrollment dropping for the next 10 years or so and the classes becoming smaller.

Q: At Town Meeting, you said we would be getting 40% reimbursement from the state, and you said that would be for the whole project. I’ve seen some things recently that suggest this percentage may be reduced. I thought we had already signed an agreement with the state. Are you confident we will get the 40%?

A: You are referring to a proposal in the Senate that would reduce the reimbursement rate from 40% to 31%. We heard about that too, and investigated. Today we got a call back from the MSBA and were told that communities that sign a Feasibility Study Agreement before the fall of 2009 will be protected from the reduction for their whole project. We expect to sign our agreement within the week, so we should be fine.

Q: All of this discussion about wetlands assumes we will get acceptance by the Conservation Commission. I’ve been working with this committee on a different issue, and it’s taken over a year and cost over $100,000. I advise you to understand that working with Conservation is a much longer process than it may appear. I would be very careful about making assumptions that they will approve your project.

A: We have had an initial meeting already with the Conservation Commission. In addition, one of our HSBC members works for the Framingham Conservation Commission. We pay close attention to this.

Q: Besides the process agencies in Wayland, are there state or federal agencies, that have jurisdiction over this project? Will your project require approvals from these agencies?

A: The DEP will be involved in a wastewater treatment plan. If contaminated soil is found on the site, removal is a regulated process.

Q: It was mentioned that construction costs won’t increase rapidly over the next 18 months. I remember that previously we were very concerned about the rapid escalation of construction costs. How is it today compared to then? Have costs dropped?

A (Frank Vanzler): Near 2004, there were some crazy escalations around steel, copper and other construction metals becoming very costly. At that time, this region was very busy with construction and labor productivity was down. However in the last 6-9 months, we’ve seen prices drop, to 10-15% less than before last October. That’s a function of labor productivity as well as material prices. We don’t know how long these lower prices are going to last. For instance, structural steel was previously at $4,000-4,500 per ton, and today it is $3,000 per ton. That’s not true across the board for all materials, but we’re seeing a rollback in prices. If developers could get financing we’d see cranes everywhere right now. For the immediate future, anyway, it appears prices will stay as they are.

Q: Will there be basements in the new buildings?

A: None are planned.

Comment: I’ve been involved with performances in venues all over the world, in all kinds of buildings. I’ve been in places like Chartres Cathedral, also in London, Austria, Japan and China. We played in many buildings that are very, very old and were built long ago. I’m sorry to say this, but I believe we are taking too short term a view here. We’re talking about our children, and teaching them. It’s no good to plan for 900 students now, and find out that enrollment fluctuates in the future. We need to plan for the longer term.

Q: Are you getting anywhere with the MSBA on some of these space issues? It’s difficult to think long term when economics are so difficult right now, but we expect these conditions will not last forever. Are we getting anywhere?

A: We have the sense that the state does want us to use quality materials, not just slap up buildings quickly and cheaply, but we don’t think they will condone grand designs.

[The following question was submitted via email, and chairperson Lea Anderson responded by return email.]

Q: It sounds like there are already schematics and plans underway given the notice. Are these available anywhere online?

A: We are not yet working on schematics and won't begin until we come to agreement with MSBA on an approach - new construction or some combination of renovation and new. That is part of what we are talking about at the forum. The discussion will be high level based on concepts, not actual designs.

Q: Though I am likely in the minority here, I would suggest we preserve Gropius' modernist/Bauhaus approach or as least take inspiration from like designs as it provides some level of continuation to WHS' unique character. These designs were cost effective in their day - I don't know how they stand up to today's economics but the materials have vastly improved. I personally like the designs of that era though I realize this is probably not the consensus of the average Wayland taxpayer.

A: Your desire for Gropius/Bauhaus inspiration is shared by some, I'm sure. If there is renovation, then there will be some of the old character remaining. If new construction is the preferred alternative, then it is not likely to use the 1960s approach. That being said, our architect is sensitive to the culture of the school and knows that we want a scale that is appropriate for Wayland.

[The following comment was submitted via email to the HSBC before the forum.]

To the Members of the High School Building Committee:

I strongly urge you to vote against any replacement or major renovation of the High School facility beyond asbestos encapsulation or removal.

Top 10 Reasons to Leave the High School As It Is:

1. Wayland’s median house price dropped 20% last year. That is a worse performance than 268 out of 288 communities measured (Warren Group). Our average house price has been dropping since 2005.

2. Wayland’s tax rate is already 12th highest in the state. Its average tax bill is 7th in the state. We have the 2nd highest level of income devoted to real estate taxes in our “peer town” group.

3. There is no evidence of any correlation between high school replacement and increasing property values in Massachusetts.

4. There is no evidence of higher student performance linked to facilities that doesn’t also look at poverty as a factor. International educational standards are higher than Wayland’s, and physical plant is not an important consideration.

5. There is a large body of evidence suggesting Wayland will need to expand its academic program to remain competitive with other schools and nations. If money is spent on facilities, we will not be able to respond with the educational initiative President Obama has deemed important for a 21st century education.

6. Your charge is to look only at traditional public facilities, not other educational delivery systems (like public charters, which have overwhelming public support).

7. While you have a 40% possibility of reimbursement now, the percentage was higher five years ago. And will be five years from now, when we are out of our current difficulties.

8. We are in the middle of the worst economic crisis in 70 years. We have a beautiful facility (one I see often) now, which is of similar age and style to the bulk of Wayland housing.

9. Wayland’s majority population (Cochituate) is 27th in the state in per capita income. It does not wield power at the ballot box as effectively as North Wayland (49% of population, 3rd in per capita income). We are paying taxes now as if we all lived in North Wayland. Cochituate voters consistently try to vote down expenses out of line with their pocketbooks, but are beaten at the polls by a better organized North Wayland cohort. Is it ethical to impose expenses on a population unable to defend itself, when Cochituate taxes are already way out of line with Cochituate income?

10. Those very high taxes are causing the Wayland housing stock to drop precipitously in value. The path back to appreciation (as our neighboring communities continue to appreciate) is restoring a tax burden consistent with the community. Every dollar that goes into this facility sets Wayland that much further back from the wealth accumulation necessary to make such a tax burden lighter.

[The following questions and comments were submitted to the HSBC after the forum]

Comment: I believe that no one believes we can afford or should pursue any kind of Taj Mahal type of building. However the one area in which comparisons to that might be appropriate is in longevity. While fancy, high ceiling with gold trim decadent touches should be avoided at all cost, having a building that would last more than a paltry 50 years would be money well spent (even though I'll be 106 in 50 years and the least of my worries at that point will be yet another new high school!)

Question: I am not convinced that a major renovation is necessary. It appears in some buildings that a little paint would go a long way to helping. When I look at my own house project, we chose an addition and renovation, not a knock down. Please ask the HSBC to explain why you think gutting the buildings is necessary.

Answer: Although paint is certainly needed, the existing buildings have many additional deficiencies and do not comply with current health, safety and accessibility codes or educational standards. Most classrooms are too small and some of the corridors and doors are not wide enough. There are no fire sprinklers except in the Field House. Other issues include poor air quality, inadequate lighting, asbestos, energy inefficiency and lack of electrical and technology infrastructure. Correcting these deficiencies will mean removing a lot of walls and ceilings. Renovating will be very disruptive and lengthy, and will require extra safety measures, temporary facilities, and multiple moves. These things all drive up the cost, and it may turn out that renovating some of the buildings is more expensive than replacing them.

[The following comment was submitted to the HSBC via e-mail after the forum]

To members of the HSBC:

As an employee of the Wayland Public Schools, I am writing regarding the WayCAM studio. During the academic year and during the summer, I am involved with programs that use the studio. I would urge the committee to include space for WayCAM in the new high school campus.

I teach TV Production in the school district's after-school program and at Pegasus in an enrichment program known as "Wayland Pegasus Kids' News."  Children gain many skills through these programs. They come up with ideas, research and gather information, write and revise scripts and even help develop the order for our shows. In the studio, they gain critical skills in team work in addition to the technical skills they hone by learning how to use the sound and  graphics boards  and cameras.  Many children continue to develop their interest in television production when they enter the high school.

If we're going to build a new high school, I hope we have the foresight to recognize that access to up-to-date media will be an important part of children's education for many years to come.