Extended Middle Schools Modernization Study 080417

Extended Middle Schools
Modernization Study
July 26, 2017

FAUQUIER COUNTY PUBLIC SCHOOLS
EXTENDED MIDDLE SCHOOLS MODERNIZATION STUDY
Table of Contents
Summary and Conclusions ................................................................................................................
Renovation and Addition Concepts (Task 1) ........................................................................... Tab 1
Transportation Area Access to Warrenton (Task 2) ................................................................ Tab 2
Defining the Renovations and Additions (Task 3) .................................................................. Tab 3
New Taylor Site 800 Student Middle School (w/ 800 Student Core) (Task 4) ....................... Tab 4
Appendix .................................................................................................................................. Tab 5
"Many thanks to Dr. David Jeck, Janice Bourne, and other FCPS staff who contributed to the valuable
data provided for this study.
RRMM ARCHITECTS PAGE 2 FAUQUIER MIDDLE SCHOOLS STUDY

Summary and Conclusions
Beginning in March of 2014, RRMM was commissioned to do a series of middle school studies
including the identification of the middle school programmatic needs, existing school
enrollments and capacities, a comparative analysis of all five existing schools, detailed facility
analyses of both Warrenton and Taylor, and finally, a Middle School Prioritization Process to
determine the priority of renovation or replacement needs for Warrenton and Taylor. RRMM
partnered with the planning firm of DeJong Richter in the Middle School Prioritization Study,
which included numerous Community Dialogue and Advisory Committee meetings and made
use of the previous study data in its processes to determine the best course of action. (Refer to
the appendix of this study to find a chronological summary of reports, dated January 17, 2017.)
At the completion of the Middle School Prioritization Study in April of 2017, the report
recommended construction of a new middle school on the Taylor site at a 900 to 1,000 student
capacity. The facility was expected to cost $55 to 61M (including price escalation) and take 4
years (from available funding to occupancy) to complete.
This Extended Middle Schools Modernization Study is a follow-up and extension of the previous
prioritization study to further assist the school division in answering additional questions. To
that end, the following tasks have been included:
Task 1 - Reconsider the previous renovation and addition option at Warrenton, but use an 800-
student capacity middle school with an 800-student core.
Task 2 - Consider a new access point to the Warrenton site through the Transportation and
Maintenance Site.
Task 3 Further define cost estimate categories, such as Light, Medium and Heavy and
describe how these spaces might compare to new construction.
Task 4 - Update the new Middle School (Taylor site option) cost model using an 800-student,
800 core student capacity.
RRMMs objective to date has been to collect all pertinent data, overlay the data on the existing
facilities, determine where deficiencies exist (both functionally and physically) and produce
recommendations for the best course of action to overcome the needs. What we have
determined as best comes with multiple considerations. To name a few cost/practicality,
code compliance, quality, severity of need, owner preference and priority, impact to ongoing
operations, schedule and most importantly, the benefits to the students of Fauquier County
Public Schools. The answers are not always clear and are certainly never simple.
Our previous recommendation of what is best for FCPS, still stands. We believe that a new
consolidated middle school on the Taylor site makes the most sense based on the dollars to be

expended, the proximity of Warrenton and Taylor to one another, the existing conditions
(building and site, physical and academic) of the two schools and the long-term benefit to
students, staff and the community. Answering the question of available budget is not within the
scope of our study. We make our recommendations as objectively as possible based on our
investigative research and our experience in K12 design and construction.
If building a new middle school on the Taylor site is not possible due to the total dollar funding
necessary, we assume that a renovation and addition at one of the two sites is the preferred
alternative. Warrenton and Taylor are relatively equal in terms of their deficiencies. Taylor does
have more site to offer for expansions and contractor staging, but the differences in the two
school modernization projects would be minimal.
The worst scenario would be to continue the status quo without making improvements to
either school, resulting in further deterioration of existing physical conditions, construction cost
increases, and delays to much needed learning environment improvements.


TAB 1

Task 1 Renovation and Addition Concepts
The initial study task was limited to modifying the previous Warrenton renovation and addition
concept to an 800-student capacity and updating the costs. This work is included as Concept 1.
An additional concept, that appeared to have some merit, is included which preserves only the
WPA portion of the building and incudes the remaining portions of the building as new
construction. As shown in the concept, all existing construction other than the WPA building is
demolished and replaced with new construction. That work is included in this study as Concept
2.
Concept 1 - Renovations and Additions to Warrenton 800 Students, 800 Core
Concept 1 Overview
Concept 1 retains and renovates all portions of the existing building. It requires significant new
building additions to meet program requirements for an 800-student facility. To limit numerous
small additions and to avoid costly phasing, we have proposed two major building additions. As
shown on the phasing plans that follow the concept plans in this Tab, the addition connected to
the existing gym wing, bus loop and staff parking would be included in Phase 1. This addition
would be comprised primarily of an auxiliary gym and health classrooms. This phase of work
would include the new site access through the adjacent Transportation and Maintenance area
previously described. The existing tennis and basketball courts, which are in disrepair, will be
eliminated and replaced with staff parking and a bus loop providing access to the new Phase 1
building addition. Only small pocket areas of the site remain as open lawn. Further civil
engineering analysis will be needed to see if there is any chance that any tennis or basketball
courts can be relocated to these areas. Until more site is available, it appears the baseball field
and soccer field at Warrenton will be the limit of play fields on site.
Phase 2 includes the second addition, which is connected to the existing administrative and
kitchen areas (back side of the original WPA building). This two-story addition generally includes
an expanded and relocated administration space, classrooms, labs, and an expansion of the
existing kitchen. Phase 2 also includes a new and improved visitor parking and a parent drop-off
lane.
Phases 3, 4, 5 and 6 are renovations of existing building spaces. The renovation phases are set
up to accommodate the most safe and logical progression of construction through the building,
allowing the least amount of disruption to ongoing school operations and life safety features.
The new spaces created under Phases 1 and 2 will provide some relief for the vacating of
existing space for renovation work, but at least 5 dual-classroom temporary mobile units (see
phasing plans) will still be necessary to accommodate phasing of renovation work. See the
conceptual plan sheets and data sheets that follow for Concept 1 (Site Plan, Floor Plans, Phasing
Plans and Cost Model).

The advantage of this concept is that it retains all existing building areas for modernization,
therefore reducing the project cost.






Concept 2 - Renovations and Additions to Warrenton 800 Students, 800 Core
Concept 2 Overview
Concept 2 is essentially a middle-ground solution somewhere between a completely new

replacement school option and a renovation/addition option as shown in Concept 1. Concept 2
was proposed due to the heavy community sentiment towards saving the original WPA building
with its large arched windows and ornate precast elements. The proposed design retains the
original WPA portion of the building and continues its use as part of the modernized middle
school, but proposes demolition of the remaining existing structure. The demolished portion is
replaced by a major new addition which will complement the WPA building and complete the
total middle school program of needs.
The site plan, floor plans and phasing plan for Concept 2 follow. Note that the legitimacy of this
concept, like Concept 1, relies on access through the Transportation and Maintenance area to
create a second access to the site as well as a separate construction access. The single existing
site entrance from Waterloo Street does not provide sufficient, safe egress to the site for school
operations and would require the sharing of this access with construction operations.
The obvious merit of this concept is that the WPA building is kept and updated (a community
preference in a renovation), yet the new addition yields a total building area with a significant
amount of new construction.






Phasing Plans
School operations will not be relocated off site. Thus, temporary modular units and completed additions
will be used to serve during renovation phases to offset the needs of vacated spaces. Accordingly, a safe
and logical progression of renovations must be prescribed. There are no easy solutions and the design
proposed in this limited study should not be considered the final solution. However, the phasing
proposed will offer some insight into the challenges faced.
Concept 1 Phasing Plans
Phase 1 begins by establishing site access for the contractor through the Transportation and
Maintenance Area. That access will allow the staff parking and bus loop to be constructed (at
least to the level that will allow it to serve as the contractors construction staging area). Then
the addition of the auxiliary gym and health classroom can be completed.
Phase 2 includes improvements to the visitor parking area and parent drop off and a two-story
addition that connects to the back side of the existing WPA building. The addition includes a
relocated administration, guidance, clinic, kitchen expansion and academic areas.
Phase 3 is a renovation of the existing kitchen and cafeteria area. The idea is to progress through
the existing building renovation in logical steps or portions following the completion of the new
additions.
Phase 4 is a renovation of the remaining portions of the WPA building music, art, auditorium,
media center, classrooms and conversion of the existing administrative areas into academic
spaces.
Phase 5 is a renovation of the existing two-story academic wing, followed by Phase 6, a renovation of
the gym, locker rooms and industrial lab areas.

Pre-Construction Schedule Construction Schedule (40 Months)
Funding Availability Oct 2017 Phase 1 Mar 2019 - Aug 2019 Phase 5 Sep 2021 - Jan 2022
Architect / Engineer Engaged Oct 2017 - Jan 2018 Phase 2 Sep 2019 - Aug 2020 Phase 6 Feb 2022 - Jun 2022
Design Complete / Project Bid Feb 2018 - Jan 2019 Phase 3 Jun 2020 - Aug 2020 Closeout Jul 2022 - Aug 2022
Phase 4 Sep 2020 - Aug 2021
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Concept 2 Phasing Plans
The phasing for Concept 1 will certainly not be easy, but the phasing for Concept 2 will be even
more challenging. Concept 2 Phase 1 begins with demolition of the two-story classroom area,
gym lobby and the industrial arts areas. New construction follows in the same area that was
demolished with the construction of the new gym, mechanical area, administration, guidance,
clinic and new building entry. Phase 1 also includes the temporary demolition of the existing
chiller enclosure to provide temporary access to the building. The Transportation area site
access must be established within Phase 1 so that there is a separate contractor entrance and
staging area for Phase 1 building operations. The contractor will use the area of the existing
tennis courts and basketball courts as a staging area. This may require the immediate grading
and sub-base parking lots that will eventually be completed in Phase 6.
Phase 2 includes demolition of the existing connector and renovation of the adjacent stair,
elevator and mechanical space followed by the construction of a new connector to the new gym
and new administration area.
Phase 3 includes demolition of the existing gym and locker rooms followed by the completion of
the building addition, and with that, a major new two-story classroom wing.
Phase 4 provides for an expansion of the existing kitchen and renovation of the existing kitchen
and cafeteria.
Phase 5 includes a renovation of existing auditorium, music areas, media center, classroom
spaces and a conversion of the existing administration areas into music, art and other elective
course spaces.
Phase 6, the final phase, includes the relocation of the Contractor off site and completion of the
bus loop.

Pre-Construction Schedule Construction Schedule (45 Months)
Funding Availability Oct 2017 Phase 1 Mar 2019 - Feb 2020 Phase 5 Sep 2021 - Aug 2022
Architect / Engineer Engaged Oct 2017 - Jan 2018 Phase 2 Jun 2019 - Aug 2019 Phase 6 Sep 2022 - Nov 2022
Design Complete / Project Bid Feb 2018 - Jan 2019 Phase 3 Mar 2020 - Aug 2021 Closeout Nov 2022 - Dec 2022
Phase 4 Jun 2021 - Aug 2021
RRMM ARCHITECTS
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FAUQUIER MIDDLE SCHOOLS STUDY








TAB 2

Task 2 - Transportation Area Access to Warrenton
The current site has a single access from Waterloo Street. This point of ingress/egress has been
identified in previous studies as having safety and vehicular congestion concerns due to the mixing of
buses and passenger vehicles and egress onto the busy, high volume traffic on Waterloo Street. A
second access point on the site will provide access for the contractor, thus not requiring construction
vehicles to mix with school traffic at Waterloo. Long term, it will also provide a separate location for bus
egress thus separating passenger automobiles (visitors and staff) from buses. This will greatly improve
site circulation and pedestrian safety. Without this additional site access, the current school
ingress/egress problems at Waterloo will continue and there will be significant challenges during
construction.
Our assessment of the feasibility is as follows:
Impacts to Transportation and Maintenance Operations Access through this area is certainly
not ideal because of the need to bisect the existing Transportation site with the new bus route.
These buses will be loaded with students when dropping off or returning from a pickup at the
school. Therefore, buses loaded with students will traverse an active site. The most direct route
with the least impact to the existing site operations has been chosen and demonstrated
graphically in the site aerial plan that follows. The sketch shows a reorganization of bus parking
and the primary circulation through the site being proposed. Adjustments to the layout will
probably be needed as the project evolves and more time can be spent discussing the proposed
parking areas and routes.
The proposed new bus route will generate more traffic through the site than currently exists.
Although buses and other County vehicles (including emergency service vehicles) are now
brought to, fueled on, serviced, and stored on the site, they typically do not contain student
passengers. Crossing of the new bus path will be more challenging for those using the site now
for transportation and maintenance. Road and pavement striping will be needed for safety and
clarity.
The new bus pathway is not expected to expand existing bus pathways on site. However, there
could be some impact to passenger automobile parking, if only to movement on site. We have
included an area of expanded passenger car parking to help offset any impact to current
parking.
Consideration of a new site for Transportation and Maintenance has been discussed in previous
study meetings along with the potential re-use of this site for additional middle school play
fields. If this came to fruition, the impact would only be felt until the Transportation and
Maintenance facility is relocated. No timeframes or definitive decisions have been provided to
date.
Estimated Costs, Assumptions and Potential Additional Costs The cost estimate for this area
of the site follows. Please note that there has been limited investigative work on the site and
many assumptions have been made so that an order of magnitude cost/scope can be provided.

Allowances for the cost of pavement replacement, storm water management (including
offsetting credit purchases due to limited site areas available), and additional automobile
parking areas have been included.
WARRENTON MIDDLE SCHOOL

(located at top of this image)


TAB 3

Task 3 Defining the Renovations and Additions
What specifically is meant by Light, medium and heavy renovation and other categories that appear in
our cost estimate? (see estimates found under Tabs 1 and 2) As we review and estimate renovation of
existing schools based on preliminary conceptual plans, it is necessary to do so in a more general way
due to the limited information available; information that might otherwise be available if we were
working with a fully completed set of construction documents. Therefore, we categorize areas of the
floor plans and apply costs per square foot, based on categories using generalized scope of work costs
such as light, medium and heavy. Please note that there are certain baseline improvements (Central
plant and HVAC replacement, fire suppression/fire alarm, and exterior envelope) that we have included
for the entire facility. Therefore, these improvements are therefore already included as essential
renovation improvements in addition to the Light, Medium and Heavy categories. Generally, the
categories of renovation can be described as follows:
Light Renovation
Light Renovations are defined primarily by the enhancement and/or replacement of aesthetic
finishes within the existing middle school building wall and floor construction to include painted
surfaces, flooring materials, ceilings, doors, door hardware (compliant with ADA), markerboards,
tackboards, room signage (compliant with ADA), light fixtures, PA/intercom, life safety features
and security. A typical space in this category might be a general classroom that is not being
expanded or resized.
Medium Renovation
Medium Renovations include all components previously described within the Light Renovations
category in addition to those described in this paragraph. Medium Renovations include the
removal, replacement and/or installation of wall components, toilet partitions, toilet fixtures
(with re-use of existing plumbing rough-in locations), interior window units, interior storefront
or hollow metal window systems, casework/millwork and minimal associated electrical (i.e.
conduit, wiring, etc.) and plumbing work within the existing middle school building. A typical
space in this category might be a computer lab or the media center.
Heavy Renovation
Heavy Renovations include all components previously described within both the Medium and
Light Renovation categories in addition to those described in this paragraph. Heavy Renovations
include the demolition, replacement and/or installation of walls, operable wall partitions,
structural modifications, specialty mechanical components (i.e. exhaust fans, dedicated split-
system units, etc.), concrete core drilling and saw cutting, electrical system (i.e. panelboards,
transformers, etc.), electrical distribution (i.e. conduit, power wiring, etc.), and plumbing system
distribution (i.e. domestic, sanitary, storm, etc.) within the existing middle school building. A
typical example of this space might be a restroom space that needs significant modification for
ADA compliance or functionality.

Lab Renovations
Lab Renovations include all components previously described within the Light Renovations
category. Lab Renovations include the removal, replacement and/or installation of general lab
support infrastructure (i.e. air, gas, vacuum, ventilation, etc.), casework/millwork, specialty lab
equipment and minimal associated electrical (i.e. conduit and wiring) and plumbing work within
science laboratories.
Auditorium Renovations
Auditorium Renovations include all components previously described within the Light
Renovations category. Auditorium Renovations include the removal, refinishing, replacement
and/or installation of auditorium seating, wood stage flooring, and acoustical engineered
enhancements (i.e. sound system, stage curtains, wall panels, etc.).
Central Plant Upgrades

Central Plant Upgrades incorporate the demolition and installation of new central plant
mechanical equipment (i.e. chillers, boilers, AHUs, pumps, etc.), mechanical automation
controls and air distribution/ductwork, electrical equipment (i.e. feeders, main switchgear,
transfer switches, etc.) providing mechanical and primary electrical distribution throughout the
existing middle school building.
Fire Suppression/Fire Alarm Systems

Fire Suppression and Fire Alarm Systems include the installation of a new sprinkler system and
code compliant fire alarm system throughout the existing middle school building.
Elevator Modernization
Elevator Modernization includes the renovation of the existing hydraulic elevator controls and
cab enclosure to achieve code and ADA compliance within the existing middle school building.
Elevator Modernization also includes all aesthetic enhancement of the elevator interior. An
elevator replacement is not included, though it should be noted that the existing elevator is not
stretcher capable.
Exterior Envelope Upgrades
Exterior Envelope Upgrades integrate building envelope restoration (i.e. masonry/concrete

restoration, exterior doors/windows, roofing, flashing, drains, downspouts, etc.) and
weatherproofing (i.e. caulking, sealant, weather stripping, etc.) to protect the building interior
from damage resulting from exposure to the exterior environment. The entire existing building
exterior is anticipated to be included in the project and is thus in the estimate.
New Work Comparisons
How will the completed renovation and addition work compare with a new facility? Here are a few
example spaces that might help demonstrate differences between a new building and a renovated one:

General Classroom A new facility offers the ability to completely redefine the shape and use of
the space, its location within the building and adjacency to the proper spaces, its
environmental condition (including interior climate controls, daylight, views, acoustics) and
required technologies. A renovated classroom can have many of the same features but is usually
limited to working within the existing space confines and existing geographic building location.
When walls start needing to be demolished to resize or reshape a space, the cost begins to
approach that of new construction. Accordingly, existing walls and window apertures are often
left in place and may not measure up to the desired educational space criteria. Existing wall,
ceiling and floor conditions contribute greatly to the acoustic values. For example, if existing
walls have penetrations or do not run up to roof or upper floor decks, or have inadequate
material composition, acoustics may be problematic. Issues such as these are easily managed in
new design and construction.
Colors, finishes, lighting, visual display boards, technology and climate control can be of an
equivalent value to new within existing construction, provided existing conditions are adequate
to receive. To qualify this provision, sometimes there are existing conditions such as moisture
issues with existing floors and/or walls that can affect new finish applications, or simply surface
conditions that visually transfer years of building use through any new finishes that are applied.
Existing structural elements or floor-to-floor heights may limit space for mechanical systems or
ductwork, potentially requiring the use of a system less desirable than might be provided in new
construction. Surface mounting of raceways may be required due to existing wall construction. If
these issues can be reasonably overcome, modernizations can approach the level of quality of
new work. It is important to note that with any renovation, existing conditions can remain
hidden, even beyond a renovation project, only to reveal themselves down the road. Examples
of these are embedded or concealed infrastructure elements such as deteriorating steel lintels
or waste lines.
Auditorium Old auditoriums can have a great deal of charm, and in some cases, offer more
than is typically affordable in new construction. These benefits are usually restricted to the
character elements of the space. A fully renovated auditorium can have good environmental
conditions, lights, paint, finishes, seating, sound systems, etc. When comparing to new
construction, typical problems are access to stage, balcony, projector room, theatrical or house
lighting, existing floor slopes, required egress features, compliant seating layouts, etc.
Sometimes seating refurbishments can provide equivalent quality seats, but a restructuring of
the seating layout is often necessary for ADA compliance, including handicapped seating areas,
to make seating comparable to new.
Restrooms These are some of the most difficult spaces to make like new. It is certainly
possible, but to do so usually requires an expensive and complete gutting of the existing space.
When budgets allow for complete gutting, there is ample opportunity to transform the space.
Problems sometimes encountered include rusted waste piping (requiring work extension well
beyond the restroom itself). In light or medium renovations of these spaces, matching of tile or
overlaying of tile on existing, and ADA related details can be difficult.

Office Areas Modification of both the sizes and locations of administrative areas is frequently
at the top of the list for renovation requirements in schools. To accommodate the new
programmatic and security needs, these areas often require complete gutting and/or relocation
to more functional proximities within the school or within the new addition. Our
recommendation for these administrative areas in Warrenton is to relocate it to a new addition
for improved size, program needs and location within the building (secure access). This will be a
major improvement over the existing conditions. While the relocation will be beneficial and
work much better, it will still not be as optimally placed as it might in all new construction.
New Addition(s)
New Addition(s) need no explanation but are ground-up, all-new construction with associated
civil, structural, architectural, mechanical, plumbing, electrical included.
Renovation Challenges at Warrenton
A renovation and addition project at Warrenton Middle School is certainly feasible but will no doubt be
a challenging project. Those challenges generally include but are not limited to the following:
Construction phasing of an occupied school.

Locations on site for contractor staging during per phase.
Site access, both functional school access and construction access (it is worth noting here that
without the transportation area access, no other point of entry seems to be available, which
will require the contractor to share the current single ingress/egress onto Waterloo Street).
Existing site size limitations. Existing playfield space is limited and the improvements take up
more of the site.
Efficient creation of 21st Century collaborative learning environments within the confines of
the existing floor plans.
Existing administration access and administrative visibility (being handled through expansion
and relocation).
Deteriorated existing physical conditions typical of similar aged/aging facilities (data included
in Warrenton Middle School Modernization Study dated August 5, 2015).
Significant site elevation changes requiring multiple floor levels & accessibility problems.
Available existing parking spaces.
To demonstrate just the last bullet above, consider the layout below in the original WPA portion of the
building. Note the numerous changes in floor elevation which make ADA Compliance so difficult to
accomplish:


TAB 4

Task 4 - New Taylor Site 800 Student Middle School (w/800 student core)
The new consolidated middle school, placed on the Taylor site, is represented by the site plans that
follow. An updated cost model is included following the plan concepts. As indicated in previous
comparisons between new and existing, new construction offers an open book relative to new design
and program considerations. The design can be customized to Fauquier County Public School needs.
These advantages, already articulated in the previous study documents, are quite clear, but do come
with a higher price.
Note: Core space examples include cafeterias/kitchens, media centers, administration areas,
gym/auxiliary gym, restrooms.






TAB 5




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July 26, 2017

Summary and Conclusions ................................................................................................................

Renovation and Addition Concepts (Task 1) ........................................................................... Tab 1

Transportation Area Access to Warrenton (Task 2) ................................................................ Tab 2

Defining the Renovations and Additions (Task 3) .................................................................. Tab 3

Appendix .................................................................................................................................. Tab 5

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Summary and Conclusions

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Task 1 Renovation and Addition Concepts

Concept 1 - Renovations and Additions to Warrenton 800 Students, 800 Core

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Concept 2 - Renovations and Additions to Warrenton 800 Students, 800 Core

Concept 2 is essentially a middle-ground solution somewhere between a completely new

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Concept 1 Phasing Plans

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Concept 2 Phasing Plans

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Task 2 - Transportation Area Access to Warrenton

Our assessment of the feasibility is as follows:

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WARRENTON MIDDLE SCHOOL

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Task 3 Defining the Renovations and Additions

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Central Plant Upgrades

Fire Suppression/Fire Alarm Systems

Exterior Envelope Upgrades

Exterior Envelope Upgrades integrate building envelope restoration (i.e. masonry/concrete

New Work Comparisons

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