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Rainy RiveR DistRict school BoaRD

accommodation Review for atikokan high school & north star community school

FINAL REPORT2017-02-15

Submitted by :

BrookMcilroy/202-37 Cumberland Street S.Thunder Bay, ON, P7B 2T4(807) 683-8005

www.brookmcilroy.com

1. intRoDuction & teRMs of RefeRence 5

2. context, Best pRactices & potential challenges 7

3. existing facility DescRiptions - nscs 9

4. existing facility DescRiption - ahs 17 5. consoliDation scenaRios 27

Introduction to the Consolidation Scenarios 27 Notes on Costing 28 Opportunities for Sustainable Upgrades 29 Opportunities for Re-Use of facilities 30 Opportunities for Sale of Excess Land 31

AHS-Option 1 32 AHS-Option 2 34 AHS-Option 3 36 NSCS-Option 1 38 NSCS-Option 2 40

6. RecoMMenDations & conclusions 43

APPENdIx A - Indigenous Placemaking Opportunities

APPENdIx b - NSCS Requirement Forecast Report, 2017

APPENdIx C - AHS Requirement Forecast Report, 2017 APPENdIx d - NSCS Asbestos Survey Report, 2014 APPENdIx E - AHS Asbestos Survey Report, 2014

APPENdIx F - AHS dSS Report (Partial), 2013

taBle of contents/

RRDSB - Atikokan High School & North Star Community School / School Accommodation Review4Student Art at Atikokan High School

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Atikokan is a small town of approximately 2800 people in Northwestern Ontario. The community has traditionally been supported by mining and forestry-related industries. Recent decades have seen a significant decline in employment from these sectors and a subsequent decline in population. While certain industries, including power generation and tourism related to nearby Quetico Provincial Park, continue to provide a steady employment base for the local population, regional and local employment trends, combined with an aging population, have resulted in a steady decrease in resident population in the town.

The Atikokan community is currently served by three schools. North Star Community School (NSCS) and Atikokan High School (AHS) are both managed by the Rainy River district School board (RRdSb). The RRdSb operates schools in the Rainy River district of Northwestern Ontario, a geographically vast administrative region measuring 10,886 square kilometres and serving approximately 3,300 students. NSCS and AHS are the focus of this report. St. Patrick’s School is operated by The Northwest Catholic district School board and has not been considered as part of this study.

As has happened in a number of other communities under the RRdSb’s jurisdiction, a historical trend of population decline in Atikokan has left NSCS and AHS with significantly less enrolment than they were designed to serve. Substantial and mounting deferred maintenance costs and building operations costs, particularly in the case of AHS, pose a significant challenge to keeping both

section 1.0: intRoDuction & teRMs of RefeRence

“ A school building and its grounds are more than a practical site for instruction and learning.

They are also a hub for wider community activity. Ultimately, a school’s condition reflects the

state of commitment of one generation to the advancement of the next. ”

-Good Places to Learn, Report by the Ontario Ministry of Education

schools running safely and in a cost-effective manner. Large capital expenditures will be necessary in the near future to keep both schools operating, and alternatives to the status quo should be considered to find a financially sustainable way forward for education in Atikokan.

To this end, brook McIlroy was engaged to undertake the following:

• Visit and review the sites and facilities of both AHS and NSCS in order to make a recommendation of which facility/site would best serve a K-12 Facility of approximately 350 students;

• Consider general guidance from the Ministry of Education for School Consolidation business cases, with a focus on the cost effectiveness of the proposed solutions;

• Provide a preliminary recommended site plan and floor plan showing additions and demolitions;

• Provide a Class d Cost Estimate for the recommended solution(s) using recent construction cost numbers from the RRdSb;

• Provide a summary of findings and rationale for recommendations.

RRDSB - Atikokan High School & North Star Community School / School Accommodation Review6Basketball Court in Grayson Hall, AHS

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There are many opportunities associated with the consolidation of two schools into a single facility that can benefit the learning and growth of students of all ages. A consolidated school allows for better pooling of physical resources and staff talents, along with opportunities for collaboration, mentoring and community among students of different ages. Specialty classrooms, labs and gyms sit empty less often when more students are present to make use of them, and larger schools tend to be able to support a greater range of programming, both for students and the wider community.

A single K-12 school could also reduce opportunities for disruptions to students’ education as they transition between the various stages of their school career. Teachers at different levels could better plan for the long-term growth of students, and curricula could be better aligned to ensure continuity and success.

For this study we have focused on the physical capacity and expansion opportunities of AHS and NSCS, examining both the buildings themselves and the their respective sites. When reviewing schools for amalgamation we evaluate each site with specific criteria and review how this criteria can be met within the present conditions and/or with future expansion. Each building and site has unique circumstances and opportunities. Some of the questions that we ask as we evaluate the buildings include:

• How can each facility accommodate the required program elements?

• does, or can, the amalgamated school fit the long-term goals set out by RRdSb?

• What options exist for future expansion or decreases in enrolment?

• What are long-term maintenance costs associated with each facility? What advantages does one have over another in this regard?

• What are the projected costs of school renewal and renovations, and how do they compare to an investment in new construction?

section 2.0: context, Best pRactices & challenges

• What funding opportunities exist now and what could be available in the future?

Each of these criteria have been investigated at a high level for this report. However a great deal of research and design remains to arrive at a final plan for these facilities.

When reviewing the adequacy of a building, one of the central challenges is determining how much investment should put into an existing school to bring it up to current standards and how that cost would compare to a new investment. This is far from an exact science. The RRdSb has a clear idea of the extent of work that will be required to renew its building stock, and estimates of the associated costs for this work. However, what is more difficult to quantify is the quality of that existing building stock and the value that it holds for the community. Schools, at their best, operate outside of regular school hours, serving as community centres, recreation facilities, spaces for meetings, evening and distance education, and so much more. Their grounds are used by the neighbourhood for recreation and they can be symbols of a community’s investment in its future. All of these factors are difficult to quantify. Our goal here is to try to bring to light as many of these factors as possible, so that they can be weighed against the more easily quantifiable data in determining a way forward.

We realize the decision to close a school is never easy. It requires an extensive review and careful consideration of many factors. We encourage the RRdSb to carefully analyze the findings of this report and consult extensively with the students, staff and community of Atikokan’s schools as they work toward making decisions for a potential school consolidation. As has been repeatedly demonstrated, changes to the way education is offered are best received, and work best in the long-term, when communities have an active role and voice in the process.

RRDSB - Atikokan High School & North Star Community School / School Accommodation Review8The Library and Resource Centre at North Star Community School

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North Star Community School (NSCS) is located at 209 Hawthorne Road and currently serves approximately 130 students from Kindergarten to grade 6. The building as it exists today is largely the result of a major renovation and addition completed in 1998, although the original school was constructed in 1956. A small addition was added to the original building in 1967.

NSCS’ high, pitched roofs and red steel cladding on brick make it a notable presence in the eastern end of Atikokan. The 1998 addition was comprehensive and the building’s interiors are of a consistent and relatively high level of quality throughout. The classrooms in the original wing of the building have been renovated to match the finishes and style of newer parts of the building.

NSCS has a gross floor area of 3379 m2 according to the Ministry of Education’s Facility Condition Index. Within this area the building hosts a number of notable spaces, including a large elementary school gym with an attached multi-purpose room (the Sunshine Room) and a school kitchen, an attractive, library and resource centre, and an inviting entry lobby. Its double loaded corridors, while narrow, are adequate for the current occupant load and the building’s functional layout is intuitive and easily monitored. Contrary to the impression given by the height of the building’s massing along Hawthorne Road, the building’s primary areas are on a single level, and most interior spaces are quite low. While the gym is a tall double height space with a colourfully painted, exposed structure, the library does not take advantage of its high roof line. A large portion of the volume is taken up by mechanical and storage mezzanine space.

NSCS has an ‘on the ground’ (OTG) capacity of 331 elementary students according to the Ministry of Education. With a current enrolment of 138 elementary students the building is currently about 42% occupied. This low occupancy rate is consistent with the general population trends in Atikokan. While the school still has

section 3.0: existing facility DescRiption -

noRth staR coMMunity school

noRth staR coMMunity school at a glance

Ministry of education Building no.: 10143-1

originally constructed: 1956

last Major addition: 1600 m2 addition & comprehensive renovation, 1998

Weighted age: 38 years

site area: 40,342.69 m2 (9.97 acres)

gross floor area: 3379 m2

current enrolment: 138

‘on the ground’ capacity: 331

Replacement value: $12,466,300

total 5-year Renewal Requirements (2017-2021): $4,551,300

total 5-year non-Renewal Requirements (2017-2021): $1,062,400

facility condition index (fci)*: 35.5%

(Statistics from the Ministry of Education Facility Condition Index and the Rainy River district School board)

*FCI is calculated as a ratio of Total 5-year Renewal Requirements to the building’s replacement value.

RRDSB - Atikokan High School & North Star Community School / School Accommodation Review10

over 40% of its capacity available to be filled, it should be noted that this space may not be suitable for use by secondary students. It lacks the specialty programming of labs and shops required for secondary education, and spaces such as the library/resource centre and gym are not ideal for secondary students. In particular, the gym lacks spectator seating and high school sports equipment. Its structural system and placement relative to the rest of the building would make expansion extremely difficult.

At present the school accommodates one class of each grade and two kindergarten classes, leaving five standard-sized classrooms under-utilized. Two more classrooms have been converted into a computer lab and a storage room. The school currently takes advantage of this extra space by allowing certain classes to spread out in more than one room. The kindergarten, for example shares the building’s three kindergarten rooms between the two JK/SK split classes, an arrangement that is enjoyed by the classes and teachers.

site featuRes & access

NSCS is located on approximately 4.03 hectares of land in the northeast corner of Atikokan. The irregularly shaped site is bounded by Hawthorne Road to the South, Saturn Avenue to the East and North and a row of detached, single family homes along Willow Road to the West. These homes back onto the school parking lot and playground and a number of their sheds and garages have been constructed over the school’s side of the property line, though at present this is not seen as an issue for school space. While the site is large, approximately one third of it is covered in forest at the northern end. Access to the building is exclusively from Hawthorne Road. A large asphalt parking lot wraps around the western wing of the school and a bus drop-off lane serves the front door of the building.

The two main classroom wings of NSCS converge at the building’s main entrance, around which the building’s library, gym office and other common spaces are arranged. These classroom wings partly enclose a wedge-shaped courtyard which opens onto a large playing field with playground and sports equipment. The school’s three kindergarten classrooms open onto a small, fenced kindergarten playground, directly beside the building’s parking lot.

top: Illustration of the NSCS site, based on a topographical

survey supplied by the RRdSb. Note that the existing school

building is well positioned on the site to allow expansion

toward the north.

above: Aerial photo of the NSCS site. The northern third of the

site is currently forested and, owing to its shape, unlikely to be

useable for development.

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The majority of NSCS’ students are currently bussed to school, although the relatively low enrolment numbers mean that only a handful of busses currently need to be accommodated.

NSCS staff note that while parking is sufficient for regular staff needs, the parking lot quickly becomes congested during special events and more parking would be needed if the school were to take on additional staff and students. Furthermore site access would be complicated by the introduction of secondary students and their more flexible schedules.

BaRRieR fRee accessiBility

NSCS is laid out on a single level and does not present any significant challenges to barrier free paths of travel around the building. Upgrades to washrooms and change rooms would likely be necessary to provide adequate barrier free toilet and shower stalls. While these washrooms are fairly small, it is currently believed that such renovations would be possible in order to meet building code requirements for an occupant load up to the building’s OTG capacity. NSCS does not currently contain a universal washroom and space would need to be found to accommodate one in the scenario of consolidating AHS into the NSCS site. A possible location for this has been proposed near the front entrance, by removing some space from the ‘Sunshine Room’.

Ramps have been provided to spaces above the main level, including the stage in the gym and a smaller stage in the library. Corridors, and exits, while adequate are not especially spacious, measuring about 2.4 metres wide at their narrowest.

It should be noted that the corridors in NSCS do not contain student lockers. Installing lockers for secondary school students would make these corridors uncomfortably narrow and unlikely to meet building code requirements for exiting.

facility conDition

The building has a Facility Condition Index (FCI) of 35.5%, indicating that the school is in fair condition and below the average in Ontario. despite this, the facility feels fairly new,

top: The computer lab.

above: An under-used classroom, in this case used as an

auxiliary to the core classroom for arts and crafts activities.

above: Classroom corridor width

~2.4m


Space for an addition to NSCS, to accommodate high school labs, shops or an enlarged gym would likely only be possible at the north end of one of the two classroom wings. This solution would put new programming fairly far from the building’s main entrance and street frontage, and may warrant a secondary entrance, accessible from the parking lot. An addition to the school would also take up a sizeable portion of NSCS’s playground and sports field. The school’s principal notes that current playground space is probably sufficient to accommodate that loss. Indeed, NSCS currently only uses about half of their playground and found monitoring the larger playground to be challenging with their current staff.

The recent Master Facility Plan undertaken by Ameresco Asset Sustainability suggests the possibility of utilizing NSCS for alternative community uses, with the RRdSb maintaining ownership of the site and facility. While it is outside of the scope of this report to examine in detail, the NSCS building does appear to be well suited to other community uses, possibly as a retirement or assisted living facility. For example, the presence of crawlspaces under the ground floor could reduce the cost and complexity of installing ensuite washrooms or kitchenettes.

NSCS’ layout and aesthetics are also well suited to this building type, with an attractive lobby at the main entrance and the library, gym and potential activity rooms concentrated at the front of the building, and classrooms extending into the more private parts of the building. The corridors in the classroom wings, however may be narrow for and assisted living facility.

Conversion to a different building type is always challenging and would depend greatly on many factors, including need and available funding. It would be extremely unfortunate for Atikokan to lose a facility in such good condition, so feasibility planning must be rigorous before making a decision to use it as something other than a school.

clean and well maintained both inside and out, though the landscaping around the building is in need of some upgrades. A Requirement Forecast Report undertaken in 2017 provides a considerable list of required upgrades and repairs totaling over $4.55 million over a five-year period. Far fewer of these upgrades are of urgent and high priority than at AHS. Mechanical systems appear to be in good condition. The building appears to be well positioned to continue functioning as an elementary school for the foreseeable future.

asBestos & otheR DesignateD suBstances

A 2014 survey undertaken by dST Consulting Engineers Inc. found no Asbestos Containing Materials (ACM) in NSCS. While the study acknowledges the possible existence of ACMs in areas not investigated during the survey (above suspended ceilings, in exterior constructions, etc.) it appears that NSCS is substantially asbestos-free and unlikely to need abatement work prior to renovations, alterations or demolitions.

A comprehensive dSS report for the entire building has not been undertaken.

The above-mentioned ACM reports is included as Appendix d at the end of this document.

pReliMinaRy consiDeRations foR consoliDation scenaRios

despite NSCS’s FCI ranking and available space, it is not an ideal candidate to accommodate the consolidation of Atikokan High School. As outlined above, the school does not currently offer the specialty and technical programming that makes AHS an exceptional and valuable community asset. Adding this programming to NSCS would require a sizeable addition with a number of related challenges to accessing and servicing this new space.

At present, NSCS is accessed almost exclusively through the main entrance on Hawthorne Ave which is kept locked for security with an intercom link to the main office for visitors. Access from Saturn Avenue is not recommended, as the road is currently unpaved and not maintained during the winter.

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1. The NSCS gym is well sized for an elementary school, but not sufficient for secondary student needs. It also lacks spectator seating. Its

structural system and position in the building would make expansion extremely difficult and expensive. 2. NSCS’ kindergarten classrooms

are fairly large but their space is broken up by small washroom ‘huts’ in the centre of the each room. This unusual design decision is unpopular

with teachers. 3. The NSCS Library is a bright and welcoming space. 4. A corridor in one of the classroom wings. While sufficient, these

corridors are not especially wide, measuring approximately 2.4m at their narrowest. They would not be able to accommodate student lockers.

5. The main entrance lobby at NSCS. 6. One of NSCS’ playgrounds would likely be lost in the event of an addition being built on the school.

The fence visible in this view cuts the available playground space in half and was constructed to make supervision easier.

1. 2.

3. 4.

5. 6.


LIBRARY

STAGE

GYM MEASURES APPROX. 22m x 14m

MAIN OFFICE

WASHROOMS (MAY REQUIRE RENOVATIONS TO MEET BARRIER FREE REQUIREMENTS)

MULTI-PURPOSE ROOM

KITCHEN ADJOINS GYM

MAIN ENTRANCE LOBBY

WASHROOMS/CHANGE ROOMS MAY REQUIRE BARRIER FREE UPGRADES

KINDERGARTEN ROOMS CONTAIN VESTIBULES THAT EXIT ONTO AN EXISTING FENCED PLAYGROUND

COMPUTER LAB

STORAGE ROOM

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LIBRARY

STAGE

GYM MEASURES APPROX. 22m x 14m

MAIN OFFICE

WASHROOMS (MAY REQUIRE RENOVATIONS TO MEET BARRIER FREE REQUIREMENTS)

MULTI-PURPOSE ROOM

KITCHEN ADJOINS GYM

MAIN ENTRANCE LOBBY

WASHROOMS/CHANGE ROOMS MAY REQUIRE BARRIER FREE UPGRADES

KINDERGARTEN ROOMS CONTAIN VESTIBULES THAT EXIT ONTO AN EXISTING FENCED PLAYGROUND

COMPUTER LAB

STORAGE ROOM

left: Plan of North Star Community School, highlighting key

building features

RRDSB - Atikokan High School & North Star Community School / School Accommodation Review16The Wood Shop at AHS

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Atikokan High School is located at 324 Mercury Avenue and is the only high school serving the town of Atikokan. The large building that exists today is the result of four major additions that successively enlarged the original structure from 1956. The ministry of Education gives the building a weighted age of 54 years, making the building significantly older than average in the Province (approximately 39.5 years) The building’s age is evident in a long list of much needed repairs and replacements that will need to be undertaken in the near future.

Characteristic of schools of its age, it consists primarily of single-storey wings of classrooms and labs, arranged along double loaded corridors and clad in red brick with white windows and trim. The predominant, simple and mid-century modern aesthetic of low, horizontal rooflines is broken only at the Addition of Grayson Hall, a large gymnasium addition built in 1985. Here the red brick cladding is replaced by a rectangular grid of clay-coloured cement board panels and a decorative pitched roofline. A sloped landscaped berm surrounding the addition and a steel entrance canopy emphasize the aesthetic break from the design of earlier parts of the school.

Most spaces in the school have access to ample natural light, with the notable exception of the two gyms, both of which are surprisingly gloomy, and a number of shop and lab spaces. The large landscaped central courtyard, in particular brings significant relief to many rooms of the building by means of fresh air and light.

Functional flow is not immediately obvious, with the main entrance bringing visitors to a corridor, about 25 metres from the main office. While wayfinding signage currently directs visitors to the office, this arrangement poses potential security problems and may result in some confusion for first-time visitors. The RRdSb has stated that a renovation of the school would probably require the relocation of the office nearer to the front entrance to remedy this problem. Grayson Hall, which is well

section 4.0: existing facility DescRiption -

atikokan high school

atikokan high school at a glance

Ministry of education Building no.: 5122-1

originally constructed: 1956

last Major addition: Grayson Hall, 1985

last Major Renovation: Main Entrance, Washrooms, Food Lab, Office, Various Upgrades, 2015

Weighted age: 54 years

site area: 84,092.41 m2 (20.78 acres)

serviceable site area*: 46,597.96 m2 (11.51 acres)


current enrolment: 196 (Includes Elementary and Secondary)

‘on the ground’ capacity: 627 (69 Elementary & 558 Secondary)

Replacement value: $29,810,682

total 5-year Renewal Requirements (2017-2021): $21,297,459

total 5-year non-Renewal Requirements (2017-2021): $1,005,970

facility condition index fci**: 71.4%

Statistics taken from the Ministry of Education Facility Condition Index and the Rainy River district School board

*A large portion of the AHS site (approximately 37,494 m2 or 9.27 acres) consists of a large clearing in the nearby forest, accessible only by a rough walking trail. As this part of the site is not near a road or municipal services, it should be considered as separate from the site at this time.

**FCI is calculated as a ratio of Total 5-year Renewal Requirements to the building’s replacement value.


positioned to be better utilized for extended community events and programming has been designed with its own entrance sequence, and can easily be closed off from the rest of the school after school hours. Other spaces, such as the auto and wood shops are less easily accessed and controlled and could require some careful consideration if they were to be used after school hours by other community members.

According to the Ministry, AHS has a gross floor area of 8066 m2. The building is primarily on one level, with sloped floors and ramps accommodating level changes at a few points around the ground floor. The school’s original gym and a former lunch room are one level below and served by a stair lift for barrier free access. Two mezzanines are found in the wood and auto shops and a small second floor is located between them in the shop wing.

The successive additions to the school from the 1950s to the 1980s match the growth and relative prosperity of the town of Atikokan during that period. Aside from its generous size, the school is also remarkable for its specialty programming. It is endowed with exceptionally large auto and wood shops, an outdoors education lab, a newly renovated food lab and media studios, and large gym facilities. While all of these facilities are in need of renewal, they are notable for their size and diversity of equipment. Other notable features of the school include an attractive interior courtyard, a greenhouse, and a fitness room (formerly a music room).

Some of AHS’ facilities are made available to the wider community outside of regular school hours. A number of community groups use Grayson Hall after school hours through the week and additional use of that facility is encouraged by the school’s administration. AHS’ large size, relative to its current enrolment, has encouraged the RRdSb to seek compatible tenants to share the under-utilized space. Contact North, a distance education organization serving Northwestern Ontario, currently occupies three rooms in the building and Confederation College was a tenant for a period, though they have since moved out. The building’s size is a challenge to the RRdSb, but also provides the potential for collaboration and sharing of resources with the wider community. This

Middle and top: Illustration of the AHS site, based on a

topographical survey supplied by the RRdSb. Note that while

the school property is relatively large, about half of the site

area is a parcel of land accessible only by a trail through the

forest.

above: Aerial photo of the AHS site. The existing school

building is tightly bounded by forest and rocky outcrops.

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can lead to greater community involvement and pride in the school, as well as opportunities for collaboration and connections for AHS students.

However, it must be notes that new regulations require that the RRdSb recover the full capital and operating costs of any leased space. This impacts the number of organizations that may have an interest in leasing surplus space at a school like AHS. Any organization undertaking a project within the walls of a RRdSb school must provide capital funding and ensure that no additional operating costs are placed on the board. For many small organizations, these requirements will be a deterrent from partnering with the school.

AHS has an ‘on the ground’ (OTG) capacity of 627 (69 Elementary & 558 Secondary) according to the Ministry of Education. With a current enrolment of 196 elementary and secondary students the building is currently only about 31% occupied by the RRdSb. While a small amount of space has been shared by other organizations, the general under-utilization of the space is evident. A number of classrooms are empty or used as storage, and specialty spaces sit unused for much of the day. The size and age of the building suggests that it carries heavy operation and maintenance costs.

site featuRes & access

AHS is located primarily on approximately 4.66 hectares of land along the northern edge of town. The school also has access to an additional 3.75 hectares of forest with a large clearing, known as ‘the bowl’, used for outdoor sports practice. This clearing is connected to the main site by a rough, wooded trail. Therefore, only about half of the AHS site should be considered as useable for the development of modern, accessible facilities. Additionally, while the school is partly surrounded by forest, it is constrained by a boundary of rocky outcroppings, making expansion difficult.

The site is immediately notable for not having an accessible sports field. While the school makes use of the ‘bowl’ for field-based sports, this space is a long distance from a parking lot and not universally accessible.

A location for a future sports field or an elementary playground is not obvious, as the school occupies the majority of the flat area on the property. A fenced, asphalt-surfaced court between the school building and Mercury Ave contains basketball and volleyball equipment and is used in the summer. This space could potentially be re-purposed and expanded slightly to provide additional space for playgrounds or physical education.

Visitor parking is available in an asphalt lot at the front of the school, accessed off of Mercury Ave. This lot also provides access to Grayson Hall, the school’s large gym and fitness complex. A second gravel lot is located behind the school and accessed off of Saturn Ave. between these two parking lots, ample parking is available to staff, students and visitors. both lots are in relatively poor condition and would benefit from updating to provide a more attractive first impression to the school.

The school’s bus turnaround is located off of Mercury Ave., in front of the main entrance. While only three buses currently service the school, they often cause congestion with the front parking lot in the morning and afternoon. An improved bus drop-off and kiss-and-go lane would help to improve this confusing and sometimes dangerous situation.

According to a recent study by Ameresco Asset Sustainability approximately 80% of AHS students are able to walk to school.

BaRRieR fRee accessiBility

A 2015 renovation by Evans bertrand Hill Wheeler Architects of North bay made the Mercury Avenue entrance to the building barrier free. A series of ramps provide access to the main school level which sits a few feet above grade at the front entrance. A second barrier free entrance with powered doors is accessible from the Saturn Ave. parking lot. This entrance does not meet current code requirements for door widths.

While most of the school’s spaces are located on a single level and are accessed by wide corridors with double doors and gently sloping floors, a number of accessibility issues


exist. The school’s original gym facility and lunch room is located one level below the main floor and partly below grade. A stair lift has been installed to provide barrier free access to this part of the building, but this solution can be demeaning to users and is both unattractive and inefficient. Continued use of this space could warrant the installation of an elevator.

The school’s auto and wood shops contain classroom space located in mezzanines above the shop floor. These spaces are also not barrier free accessible. While they provide an interesting and dynamic use of the space, they should be considered challenges to providing a barrier free environment for future staff, students and community.

Washrooms and change rooms throughout the building require varying amounts of work to meet current standards for accessibility, as required by the Ontario building Code. While it may be possible to meet these requirements by re-arranging toilet partitions to add the required number of barrier free stalls, certain washrooms will almost certainly require more comprehensive renovations to meet today’s code. Potential upgrades include providing powered doors or removing doors altogether, arranging partitions to block sightlines into washrooms. Other upgrades such as providing accessible toilet and shower stalls, sinks and accessories, and removing features like curbs in showers, would likely be necessary throughout the building. A preliminary analysis suggests that these changes are possible within the existing space. due to the poor condition of most of the school’s washrooms and change rooms, comprehensive renovations are desirable anyway.

A recent renovation installed a new barrier free washroom near the school’s science labs. This large room is amply sized to be converted into a universal washroom, a feature that will also be required in a major future renovation.

facility conDition

AHS has a Facility Condition Index (FCI) of 71.4%, indicating that the school is in critical need of renewal of many of its systems, finishes and structural components. A Requirement Forecast Report undertaken in 2017 provides a long list of required upgrades and repairs totaling close

above: One of the narrowest corridors in AHS

~2.5m

top: The fitness room in Grayson Hall

above: The gym in Grayson Hall

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to $21.3 million in the five-year period between 2017 and 2021. Many of these upgrades are urgent or high priority and will need to be undertaken in the next few years in order to ensure continued safe operation of the building.

AHS’ high FCI rating makes it a very difficult business case for repairs and upgrade. Generally buildings with and FCI of over 50 are considered strong candidates for wholesale replacement.

asBestos & otheR DesignateD suBstances

A 2014 survey undertaken by dST Consulting Engineers Inc. found Asbestos Containing Materials (ACMs) in a number of locations throughout the AHS. The presence of these materials will require abatement work, prior to renovations, alterations or demolitions on the AHS site. The cost and extent of required asbestos abatement work is not known at this time, but the RRdSb should proceed with planning on the assumption that abatement will be required for large portions of the building.

A dSS report was carried out for the areas renovated in 2015, also by dST Consulting Engineers, but a comprehensive dSS report for the entire building has not been undertaken.

The above-mentioned ACM and dSS reports are included as Appendix E and F, at the end of this document.

pReliMinaRy consiDeRations foR consoliDation scenaRios

While the quality and range of AHS’ specialty programming make it a valuable asset to Atikokan, the poor condition of the building and the limitations of its site pose a number of challenges to a potential consolidation with NSCS. The school requires a major overhaul of many of its systems and substantial upgrades and repairs to its envelope, structure and finishes. The presence of asbestos in many of the school’s finishes complicates the prospect of demolition and renovation and will significantly increase costs.

above: Student recreation space set up in the AHS library and

resource centre. Underused space at AHS allows the school to

provide special programming like this to AHS students, but the

cost of maintaining this extra space is naturally quite high.


AHS’ site poses many challenges for the introduction of elementary programming. The building sits centrally on the site, greatly limiting the available space for a large and easily monitored playground for elementary students. bus drop-off and kiss-and-go access for elementary students would be possible on the site, but would require substantial landscaping and hardscaping work.

On the other hand, the building offers more than enough space to accommodate the required elementary program and to still allow space for future expansion, should Atikokan see a population increase due to the opening of new local industry. The building’s remarkable facilities, while dated, provide excellent opportunities for the town’s secondary students and could provide an enriched experience for elementary students as well. It is difficult to imagine these facilities being replaced 1:1 in another building on either AHS or NSCS site. Furthermore, opportunities for sharing of school facilities with the wider community should be seen as a positive way to promote collaboration and maintain strong community ties to the building. Consolidation of NSCS into AHS could still leave leasable space for other community organizations such as Contact North. Opportunities to introduce programming for other community members, such as local seniors, could provide enriching experiences for students and allow for fuller use of valuable facilities.

23

1. Grayson Hall, constructed in 1985, is a departure from the aesthetics of the rest of the building. This gym and fitness wing is large and

beloved at AHS, but requires significant exterior repairs and accessibility upgrades. 2. AHS’ smaller gym was the school’s original gym.

While it is still used, it poses accessibility challenges as it is located below grade, one level below the school’s main level. It is currently served

by a stair lift. While its change rooms would require renovations and modernization, it would be a valuable asset to keep in a K-12 facility.

3. The AHS greenhouse is one of many excellent facilities in the building that require major repairs in order to ensure continued safety of use.

4. AHS has a small second storey, located between the mezzanine classrooms of the auto and wood shops. It is currently used as a music

classroom, as no sound-attenuated classroom exists in the building. 5. The main entrance to AHS was renovated in 2015 to improve barrier

free accessibility. 6. The stair lift serving the basement level would ideally be replaced with an elevator.

1. 2.

3. 4.

5. 6.


GRAYSON HALL GYMAPPROX. 28.8m x 21.8

GRAYSON HALL ENTRANCE

GRAYSON HALL CHANGE ROOMS REQURE BARRIER FREE RENO., CURRENTLY DO NOT CONNECT TO GYM

FITNESS ROOM (ORIGINALLY DESIGNED AS MUSIC ROOM)

SMALL GYM (ORIGINAL TO THE BUILDING) CURRENTLY ONLY BARRIER FREE ACCES-SIBLE BY STAIR LIFT - APPROX. 21.1m x 14.25m

MAIN ENTRANCE RENOVATED C. 2015 TO PROVIDE BARRIER FREE ACCESSIBILITY

EXISTING SCIENCE LABS

BARRIER FREE WASHROOM RECENTLY INSTALLED HERE. SIZE IS LARGE ENOUGH TO ACCOMMODATE A UNIVERSAL WASHROOM

LANDSCAPED COURTYARD

RECENTLY RENOVATED AS FOOD LABRECENTLY RENOVATED AS CAFETERIA

AUTO SHOP WOOD SHOP OUTDOORSLAB

LIBRARY/RESOURCE

CENTRE

SHOP WING (CONSTRUCTED C. 1974)

GRAYSON HALL(CONSTRUCTED C. 1985)

SCHOOL OFFICE

STAFF ROOM (NOTE - STAFF DO NOT CURRENTLY HAVE OFFICES, EACH TEACHER HAS THEIR OWN CLASSROOM)

WASHROOMS (RENOVATED C. 2015) DO NOT CONTAIN BARRIER FREE STALLS

CURRENTLY OCCUPIED BY CONTACT NORTH

WASHROOMS REQUIRE RENOVATION

25

GRAYSON HALL GYMAPPROX. 28.8m x 21.8

GRAYSON HALL ENTRANCE

GRAYSON HALL CHANGE ROOMS REQURE BARRIER FREE RENO., CURRENTLY DO NOT CONNECT TO GYM

FITNESS ROOM (ORIGINALLY DESIGNED AS MUSIC ROOM)

SMALL GYM (ORIGINAL TO THE BUILDING) CURRENTLY ONLY BARRIER FREE ACCES-SIBLE BY STAIR LIFT - APPROX. 21.1m x 14.25m

MAIN ENTRANCE RENOVATED C. 2015 TO PROVIDE BARRIER FREE ACCESSIBILITY

EXISTING SCIENCE LABS

BARRIER FREE WASHROOM RECENTLY INSTALLED HERE. SIZE IS LARGE ENOUGH TO ACCOMMODATE A UNIVERSAL WASHROOM

LANDSCAPED COURTYARD

RECENTLY RENOVATED AS FOOD LABRECENTLY RENOVATED AS CAFETERIA

AUTO SHOP WOOD SHOP OUTDOORSLAB

LIBRARY/RESOURCE

CENTRE

SHOP WING (CONSTRUCTED C. 1974)

GRAYSON HALL(CONSTRUCTED C. 1985)

SCHOOL OFFICE

STAFF ROOM (NOTE - STAFF DO NOT CURRENTLY HAVE OFFICES, EACH TEACHER HAS THEIR OWN CLASSROOM)

WASHROOMS (RENOVATED C. 2015) DO NOT CONTAIN BARRIER FREE STALLS

CURRENTLY OCCUPIED BY CONTACT NORTH

WASHROOMS REQUIRE RENOVATION

above: Plan of Atikokan High School (ground floor only),

highlighting key building features

RRDSB - Atikokan High School & North Star Community School / School Accommodation Review26The main entrance lobby at NSCS

5/

27

brook McIlroy tested many schematic design options for consolidation of North Star Community School (NSCS) and Atikokan High School (AHS). Five options are presented below to illustrate possible consolidation scenarios. While we consider each of these scenarios to be feasible, they are by no means equal. Consideration of the cost of each option must be weighed against differences in the quality of space, long-term flexibility and the ability for the facility to become a focal point for community pride and activity. Each of the options would perform differently in these respects. Furthermore, we believe that a more realistic case can be made for leasing the NSCS site to another organization in the community than can be made for the AHS site. While it is outside the scope of this study to investigate scenarios for the unused site, we believe that it is important to consider how both facilities could remain in use if at all possible, as they are both valuable assets to Atikokan.

While specific program requirements were not stated by the RRdSb, the consolidation scenarios outlined below are presented as an attempt to accommodate a similar quality of programming to what is currently available for both students and staff in Atikokan. While the designed spaces have sometimes been downsized to reflect current enrolment and class sizes, the diverse range of programming available at AHS and NSCS has been preserved as far as possible.

It must be noted that the proposed sizes for each of these spaces may need to be adjusted in the programming and design phase of a future project to consolidate AHS and NSCS. The scenarios outlined below should not be confused for thoroughly programmed building designs.

section 5.0: intRoDuction to the consoliDation

scenaRios

They are rather preliminary sketches of possibilities for Atikokan’s schools.

Furthermore, reductions in building size may be achieved through a careful study of school needs and opportunities for efficiencies through scheduling. Consultation with students, staff, and the Atikokan community will be help to ensure that future changes to Atikokan’s schools are appropriate for current needs and up to contemporary standards.

based on the existing facilities at NSCS and AHS, the following spaces were provided in each option:

• One core classroom for each grade;

• Two kindergarten classrooms with adjacent enclosed playgrounds and kiss-and-go lanes, where possible;

• Art and Music rooms (in most of the options it would be shared between both secondary and elementary levels. Otherwise these classes could be held in the core classrooms);

• Science labs for physics, chemistry and biology (in some options, we have assumed that AHS’ outdoors lab would also serve as a biology lab);

• An outdoors lab to continue AHS’ strong tradition of outdoors programs;

• Auto and wood shops;

• A food lab;

• A Media lab;

• Two gymnasiums where possible, including one elementary sized gym with a stage and one secondary sized gym with a stage and retractable seating.

[T]here is a strong link between the standard of the physical environment and good outcomes,

such as better student performance and higher teacher retention.

-Good Places to Learn, Report by the Ontario Ministry of Education


section 5.1: notes on pReliMinaRy cost estiMates

Capital cost estimates have been prepared for required functional upgrades for each consolidation option. These estimates are based on square-metre new construction prices for recent projects undertaken by the Rainy River district School board. These rates, provided by the RRdSb, include allowances for design, price escalation, and contingencies. The expected accuracy is within 20% in each direction.

For each option only areas that we feel are required for successful consolidation of the two schools are calculated. Further costs, related to known needs for facility renewal and upgrades are not included. Current five-year renewal needs for each school, based on Ontario Ministry of Education statistics, are provided for reference. A full breakdown of required upgrades for each facility can be found in Appendices b & C, which contain Requirement Forecast Reports provided by the RRdSb. Additionally, existing facility operating costs have not been considered in the estimates.

A preliminary projection of landscaping renewal costs for each option is also provided for purposes of comparison, as different options would require different degrees of intervention to accommodate required site upgrades and traffic flow improvements.

General assumptions in the estimates:

• Room sizes are based on the assumed needs for a K-12 facility, determined by an analysis of current facilities and downsized, to reflect current enrolment trends;

• It is assumed that equipment from the school that is being moved would be re-used in the consolidated facility. Thus, allowances for new shop or gym equipment is not included in the estimate;

• An escalation allowance and design and contractor fees, have been included in the overall square-metre cost provided by the RRdSb;

• Costs due to abatement of designated substances are not included;

• design fee allowances for standard architectural, structural, mechanical, electrical, and civil services; geotechnical investigation, dSS report, and topographical surveys are not included.

• A small cafeteria/lunch room for secondary students. It is assumed that elementary students would have lunch in the gym or in their core classrooms;

• One library and resource room to be shared between elementary and secondary schools;

• One computer/technology lab – to be shared between elementary and secondary schools;

• One central office with reception, offices, meeting spaces and a staff lounge. It is assumed that each teacher would have a home classroom, so teachers offices would not be required;

• Washroom and change room facilities meeting Ontario building Code Requirements, including a Universal Washroom;

• Sufficient elementary playground space (ideally with soft and hard surfacing), and high school sports space.

A brief description of each option, including a list of our perceived pros and cons, can be found in the pages that follow.

29

With the amalgamation of Atikokan’s elementary and high school into one school the decision is being made to invest in one building for the future needs of the community. With this decision the opportunity exists to consider the integration of sustainable design and technology features. Often a larger initial cost, these features tend to be reduced or deleted for more cost effective industry standards. However, as upgrades and revisions to the current mechanical and electrical systems will likely be required, RRdSb may wish to explore new technologies that will reduce long term maintenance costs and reduce energy consumption of the selected school. Additionally there is a possibility that alternate funding sources may exist to assist in the integration of sustainable technologies, which offset the building’s environmental impact.

before ‘high’ technology features are explored there are a number of basic sustainable features that can be integrated. Increased insulation levels in the roof and walls, while not a new technology, is a proven method for maintaining heat and reducing heating loads and almost always is the most cost effective method to maintaining low energy costs. The addition of motion sensors with

section 5.2: oppoRtunities foR sustainaBle

upgRaDes

LEd lights helps bring down daily electrical loads and is fairly standard in today’s market (both schools may already have rooms with this feature installed). When possible the introduction of local building materials should be explored and integrated in the design. New insulated windows throughout the building, with a focus on natural daylighting, will also alleviate energy consumption and offer a better interior environment.

Although the mechanical and electrical systems have not been reviewed at this stage, a high-level review of the current buildings suggests that photovoltaic technology could be an option to reduce electrical loads. Similarly, an investment in an improved building envelope, including insulation, windows and weatherproofing upgrades, would take a significant load off of heating and cooling systems. Furthermore, geo-thermal energy is also a possibility for long term savings on heating and cooling requirements, although a review of existing sub-surface conditions would be required to confirm this possibility.


While it was outside the scope of this study, we felt it important to look into the potential for either AHS or NSCS to continue to be used as something other than a school, should the RRdSb chose to close one of them. Our preliminary discussions with RRdSb staff brought to light the possibility of a need for a new assisted living or supportive housing facility in Atikokan. We were struck by how much NSCS in particular may be well-suited to meet this need, given its condition, layout and range of facilities. AHS could be a harder sell to other organizations owing to its significantly higher renewal costs and less amenable layout.

We contacted the Atikokan General Hospital (Ed Enge), Town of Atikokan (Angela Sharbot), Atikokan Economic development Corporation (Gary MacKinnon) and North West Local Health Integration Network (LHIN) (brian Ktytor) to get their opinions on current and future need and possible uses for these buildings. The following is a summary of the conversations, opinions and ideas discussed.

The potential for the Atikokan General Hospital to utilize North Star Community School in the future could be a possibility. However, as they are currently involved in a major addition and renovation to the existing facility, the possibility of further funding in the near future is unlikely. Furthermore, to what capacity the hospital could use the space was not known and had not been considered at the time of our discussion.

There was a common opinion that affordable seniors housing, assisted living housing or market suited rentals are currently required in Atikokan. However, with no public transportation in Atikokan, both sites may be unsuitable due to their distance from the town’s downtown core. If transportation were to be provided from either site the potential could exist to meet current demand in this market. If this option were to be pursued, North Star Community School would likely be the preferred choice

section 5.3: oppoRtunities foR Re-use of facilities

due to the lower start-up costs associated with the current state of the building. However, with either school there would be significant cost involved to create self-sustained living quarters within the existing classrooms and spatial arrangements may not be optimal or suitable for re-purposing.

The North West LHIN confirmed that there is a projected need for additional assisted living/supportive housing in Atikokan. However, they cautioned that no funding currently exists for developing for this need, and that the process of planning and raising capital for such a project would likely be a long one. They did however suggest that they would be open to opening a conversation with the RRdSb to explore preliminary possibilities.

There was also a suggestion that barrier-free accessible commercial space could be advantageous, however the current surplus of vacant office space in Atikokan casts doubt on the viability of this avenue.

Certain facilities at AHS are currently used by various groups in the community, and the school’s large gym, Grayson Hall, is considered an important community facility. If the AHS student population was to be moved to the NSCS site, it would be worth exploring the possibility of maintaining Grayson Hall and possibly the shop wing as community-accessible facilities to avoid losing these assets. Conversations with the local community and government are strongly encouraged to better understand this option.

31

section 5.4: oppoRtunities foR sale of vacateD lanD

A preliminary investigation indicated that sale of either property would yield between $10,000 and $20,000 if the building on the site were demolished and the site were vacant. It is not anticipated that there would be demand for either site with a school building on it. We therefore

recommend proceeding with decisions for the site under the assumption that land sale of one property will not make a significant difference in raising funds to improve the other property.


ahs-option 1 - Basic Renovation pReseRving the

entiRe cuRRent BuilDing

This option would see the full consolidation of the NSCS students and staff into the current AHS building, with renovations undertaken to introduce elementary programming and facilities but no changes to the building’s size. It proposes using the north-most classroom wing to accommodate elementary classes and provides one full-sized classroom for each grade from 1 to 8. Six classrooms in the wing north of the central courtyard would accommodate core classes for the secondary students, again providing one classroom for each grade. Additional classrooms in this wing could be used as Art or Music rooms, to be programmed for use by both elementary and secondary students, as necessary.

The design proposes moving the current office to a more visible location at the front of the school and renovating the current office as a library and resource centre with an adjacent computer/technology lab. Existing Auto and Wood shops would be maintained as is, as would the current food lab, media lab and cafeteria. Under-utilized space in this wing of the building would ideally be re-purposed to bring more elementary programming here.

While the smaller of the school’s two gyms is envisioned primarily for use by elementary students, and the larger gym for secondary students, there is no particular reason why this could not be reversed for certain classes and school events. An elevator would ideally be installed to access the elementary gym, and renovations would be required to improve accessibility to the gym in Grayson Hall and the fitness room.

The current cluster of labs at the southern end of the building are envisioned as being renovated to accommodate two kindergarten classrooms with an adjoining kindergarten playground and separate access.

The school’s science labs would be consolidated into a somewhat smaller space and clustered around the current outdoors lab.

because the building has a larger OTG capacity (627, including elementary and secondary program) than even the elementary and secondary schools can fill (The RRdSb’s anticipated enrolment for the consolidated school is approximately 350), a portion of the building in the southeast corner is envisioned as being renovated to be leased to others. Ideal candidates for this space would similar to Contact North, who currently occupy rooms in the same area. Other community organizations, particularly seniors or long-term care groups could bring valuable opportunities for inter-generational programming to the students. Maintaining this leasable space would also afford the school the opportunity to expand in the future, should population trends shift.

However, as noted in Section 4.0, organizations interested in making use of excess space at AHS would be required to cover all of their own capital and operating costs. These costs would include asbestos abatement for the leased area, along with any other renovation and building renewal costs. The RRdSb, under current Ministry rules, can not take on these costs. This may deter prospective organizations who may be interested in using AHS’ excess space. Should the leasable space sit unused for a long period and be subsequently deemed surplus, then the Province would be left with future demolition costs.

We anticipate that washrooms and change rooms through the building would require renovations to meet current Ontario building Code standards. A universal washroom would be installed in the current barrier free washroom that was recently created near the science labs.

approximante gross floor area: 7040 m2


33

pRos

• Maintains the entirety of AHS and its specialized programming, a valuable asset to both students and the wider community;

• does not require any new building (makes use of existing space);

• Provides space for future growth and demographic shifts;

• Preserves Grayson Hall and the school’s shops and labs. Ideally these will be available to other groups in the community outside of regular school hours;

• Improves security and the entry sequence to the site and building;

• Provides sufficient separation of elementary and secondary students, with ample opportunities for collaboration between students of different ages;

• Provides two gyms for greater flexibility in programming for elementary and secondary students;

• NSCS may be easier to lease to other community organizations, ensuring that both buildings are preserved;

• Maintains the Outers building for AHS’ Outers program (valued at $150,000-200,000).

cons

• Would require major and costly building renewal work, as outlined in the building’s Requirement Forecast Report (Appendix C);

• Renovations would require asbestos abatement work;

• No single, large school playground;

• No universally accessible high school sports field;

• Short term renewal needs for AHS may require a substantially upgraded or new HVAC system to continue reliable functioning of the building’s systems;

• Could require extensive landscaping work to accommodate a kindergarten playground and bus drop-off;

• It will be challenging to balance sufficient parking with playground and sports field needs.

Landscaping improvements would include a more coherent parking strategy, a separation of pedestrian and car traffic around the site and the addition of a bus drop-off and kiss-and-go lane, close the kindergarten entrance and the building’s main entrance.

Parking is believed to be sufficient, based on the size of the building and the requirements of the Atikokan Zoning by-law, however a careful review of parking needs would be required in a more detailed design stage to ensure that sufficient parking is supplied for everyone’s needs.

AHS-OPTION 1AHS SITE - BASIC RENOVATION

FULL ELEMENTARY-SECONDARY CONSOLIDATION

SCALE - 1:750

ELEMENT QUANTITY UNITS RRDSB RATE SUB-TOTAL @ RRDSB RATE COMMENTSNEW CONSTRUCTIONNEW CONSTRUCTION - STANDARD 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - GYM 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - SHOPS & LABS 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - WASHROOM/CHANGE 0.00 sq. m 3,953.37$ -$ RRDSB rate

RENOVATION OF EXISTING SPACERENOVATION - STANDARD 1293.32 sq. m 2,965.02$ 3,834,719.67$ RRDSB rateRENOVATION - GYM 0.00 sq. m 2,965.02$ -$ RRDSB rateRENOVATION - SHOPS & LABS 431.96 sq. m 2,965.02$ 1,280,770.04$ RRDSB rateRENOVATION - WASHROOM 556.52 sq. m 2,965.02$ 1,650,092.93$ RRDSB rate

ELEVATOR TO ELEMENTARY GYM 1.00 Unit 100,000.00$ 100,000.00$

PROPOSED DEMOLITIONAREA OF DEMOLITION 0.00 sq. m 55.00$ -$ ASBESTOS ABATEMENT 1.00 Unit T.B.D.

NET BUILDING TENDERED COST EXCLUDING SITE 6,865,582.64$

HST 892,525.74$

PROPOSED RATESITE WORKNEW PARKING (ASPHALT) 4458.65 sq. m 50.00$ 222,932.50$ CONCRETE 2510.53 sq. m 95.00$ 238,500.35$ LANDSCAPING - BASIC LANDSCAPE RENEWAL (SOD) 4359.78 sq. m 12.00$ 52,317.36$ Assumes sod and some re-gradingKINDERGARTEN PLAYGROUND (RUBBERIZED SURFACE) 592.14 sq. m 350.00$ 207,249.00$

PLAY STRUCTURES 2.00 Unit 15,000.00$ 30,000.00$

SITE WORK COST (BEFORE GC FEES AND ALLOWANCES, FOR REFERENCE) 750,999.21$

LEASABLE SPACEAHS 593.73 sq. m Provided for reference only, not factored into costingNSCS 3454.12 sq. m Provided for reference only, not factored into costing

NORTH STAR COMMUNITY SCHOOL 5 YEAR RENEWAL NEEDS4,551,300.00$

ATIKOKAN HIGH SCHOOL 5 YEAR RENEWAL NEEDS21,297,459.00$

Provided for reference, as per Requirement Forecast Report, 2017, provided by RRDSB


AHS-OPTION 1COST ESTIMATE


ahs-option 2 – Basic Renovation, DoWnsizeD to

ReDuce BuilDing opeRation costs

AHS-Option 2 follows a similar organization of space as shown in Option 1, but proposes to reduce excess building size to reduce operation costs and re-size the facility to be more appropriate to the existing enrolment numbers. The science labs and classrooms and library at the south end of the building were chosen for removal. Some of the labs in this area are clustered in such a way as to prohibit natural light and ventilation and are thus among the more unpleasant spaces in the building.

A small addition was added to this option to provide a main entrance with the school office directly beside it and a kindergarten wing with two classrooms and an adjacent kindergarten playground.

This option has fewer spaces for specialty classrooms such as science labs, art and music rooms. It would be possible to provide additional space for these types of classrooms by consolidating them into the very large rooms of the shop wing. The shop wing remains largely unchanged, save for the removal of the current library.

The option preserves the building’s two gyms, though the demolition or re-purposing of the smaller gym may be an option for further downsizing, and to avoid the cost of installing a new elevator.

Site work for this option would be almost identical to AHS-Option 1 with the same limitations on playground space for elementary students and sports field space for both elementary and secondary students.


approximate gross floor area: 6075 m2


35

pRos

• Maintains the most of AHS and its specialized programming, a valuable asset to both students and the wider community;

• Removes excess space, reducing the amount of the existing building that requires major renewal and upgrades, while also reducing operating and maintenance costs;

• Preserves Grayson Hall and the school’s shops. Ideally these will be available to other groups in the community outside of regular school hours;


• Provides sufficient separation of elementary and secondary students, with ample opportunities for collaboration between students of different ages;

• Provides two gyms for greater flexibility in programming for elementary and secondary students;



cons

• Would require major and costly building renewal work, as outlined in the building’s Requirement FOrecast Report (Appendix C);

• Less flexibility for future growth than AHS-Option 1;

• Renovations and demolitions would require asbestos abatement work;


• No high school sports field with easy access;




AHS-OPTION 2AHS SITE - BASIC RENOVATION, DOWNSIZED


SCALE - 1:750

ELEMENT QUANTITY UNITS RRDSB RATE SUB-TOTAL @ RRDSB RATE COMMENTSNEW CONSTRUCTIONNEW CONSTRUCTION - STANDARD 836.09 sq. m 3,953.37$ 3,305,373.12$ RRDSB rateNEW CONSTRUCTION - GYM 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - SHOPS & LABS 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - WASHROOM/CHANGE 120.22 sq. m 3,953.37$ 475,274.14$ RRDSB rate

RENOVATION OF EXISTING SPACERENOVATION - STANDARD 652.73 sq. m 2,965.02$ 1,935,357.50$ RRDSB rateRENOVATION - GYM 0.00 sq. m 2,965.02$ -$ RRDSB rateRENOVATION - SHOPS & LABS 515.50 sq. m 2,965.02$ 1,528,467.81$ RRDSB rateRENOVATION - WASHROOM 368.06 sq. m 2,965.02$ 1,091,305.26$ RRDSB rate

ELEVATOR TO ELEMENTARY GYM 1.00 Unit 100,000.00$ 100,000.00$

PROPOSED DEMOLITIONAREA OF DEMOLITION 1908.65 sq. m 55.00$ 104,975.75$ ASBESTOS ABATEMENT 1.00 Unit T.B.D.


HST 1,110,297.97$

PROPOSED RATESITE WORKNEW PARKING (ASPHALT) 4363.58 sq. m 50.00$ 218,179.23$ CONCRETE 2419.79 sq. m 95.00$ 229,880.05$ LANDSCAPING - BASIC PLAYGROUND RENEWAL (SOD) 6386.79 sq. m 12.00$ 76,641.48$ Assumes sod and some re-gradingKINDERGARTEN PLAYGROUND (RUBBERIZED SURFACE) 690.51 sq. m 350.00$ 241,678.50$










ahs-option 3 - ahs site – neW constRuction,

pReseRving only gRayson hall

AHS-Option 3 proposes a substantial demolition of the AHS facility, keeping only Grayson Hall as the school’s gym and athletics facilities. While the proposed room types and their spatial distribution are similar to those in Options 1 and 2, this option allows for the shifting of the building further west on the site, providing a larger space for a sports field or playground. It also attempts to size the building closer to the current needs of the community.

The school office is positioned adjacent to the main entrance, with a nearby central library/resource centre and cafeteria/lunchroom. These spaces are intended to be shared by the elementary and secondary students and would require a scheduling strategy to work effectively. Similarly, this option provides only one gym. The school’s secondary science labs, and shops are downsized from Options 1 and 2 to more accurately reflect the needs of the smaller student body.

The proposed site layout is similar to that of Options 1 and 2, but in Option 3 the main entrance has been placed at the south end of the building, requiring a different configuration of the bus drop-off and kiss-and-go lane. A larger sports field, close to the size of a standard high school football field is possible in this option, to the east of the building.


AHS-Option 3 would provide additional challenges and costs to the other options presented here, as it would require a number of different phases of work. Students from AHS would likely be relocated to NSCS for a year or two while the central portion of AHS is demolished and the new building is constructed. during this time, the shop wing and Grayson hall would remain standing and would be available to secondary students and the community during the course of construction. Following completion of the new school, the existing shop wing would be demolished in order to make room for the new sports field.

Note: The illustrated arrangement is shown for purposes of comparison only and is only one of a number of possible configurations that could fulfil the needs of a K-12 facility on the AHS site. The drawing should not be mistaken for a comprehensive building design, and other options would need to be investigated once a finalized building program has been developed for the facility in collaboration with the RRDSB. Future of expansion on this site could be planned for, but it should be noted that the AHS site contains a number of constraints that would make expansion difficult. About half of the AHS site is accessible only by a wooded trail and should not be considered as useable for the development of modern, accessible facilities.

We believe that having a large, outdoor recreation space (a high school football field is shown in the drawing, for scale) will be an important part of a successful school building on this site. Space for this recreation space is already limited in this option. Different configurations could potentially fit additional building program in this space, while maintaining an appropriate amount of playground and sports field space.



37

pRos

• Eliminates most of the existing AHS building, greatly reducing the cost of renewing the existing facility;

• Provides a larger playground/sports field with adjacent parking access;

• Removes excess space, sizing the building closer to the needs of the current population and reducing operating and maintenance;

• Preserves Grayson Hall. Ideally this facility will be available to other groups in the community outside of regular school hours;


• Provides sufficient separation of elementary and secondary students, with ample opportunities for collaboration between students of different ages and sharing of common spaces;



cons

• Rebuilds most of AHS’ existing facilities, likely requiring a loss in the size of much of the building’s secondary programming;

• Asbestos abatement work would still be required during demolition of existing facility;

• Provides only one gym. A second gym could be possible, but may be difficult to justify given current enrolment numbers and available funding;


• demolitions would require asbestos abatement work;

• Would require new mechanical systems;

• Would require extensive landscaping work to accommodate a kindergarten playground and bus drop-off;


AHS-OPTION 3AHS SITE - NEW CONSTRUCTION

RETAINING GRAYSON HALL


SCALE - 1:750

nPotovszky

Polygon

ELEMENT QUANTITY UNITS RRDSB RATE SUB-TOTAL @ RRDSB RATE COMMENTSNEW CONSTRUCTIONNEW CONSTRUCTION - STANDARD 3111.84 sq. m 3,953.37$ 12,302,254.90$ RRDSB rateNEW CONSTRUCTION - GYM 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - SHOPS & LABS 1153.38 sq. m 3,953.37$ 4,559,737.89$ RRDSB rateNEW CONSTRUCTION - WASHROOM/CHANGE 281.27 sq. m 3,953.37$ 1,111,964.38$ RRDSB rate

RENOVATION OF EXISTING SPACERENOVATION - STANDARD 237.53 sq. m 2,965.02$ 704,281.20$ RRDSB rateRENOVATION - GYM 0.00 sq. m 2,965.02$ -$ RRDSB rateRENOVATION - SHOPS & LABS 0.00 sq. m 2,965.02$ -$ RRDSB rateRENOVATION - WASHROOM 122.47 sq. m 2,965.02$ 363,126.00$ RRDSB rate

PROPOSED DEMOLITIONAREA OF DEMOLITION 6108.68 sq. m 55.00$ 335,977.40$ ASBESTOS ABATEMENT 1.00 Unit T.B.D.


HST 2,519,054.43$











nscs-option 1 – Basic Renovation With an aDDition

NSCS-Option 1 attempts to consolidate the students and program of AHS onto the NSCS site with minimal renovations, while adding specialty programs such as shops, labs and a larger gym to the NSCS building. While this option is able to meet the needs of both elementary and secondary students, it may still put some pressure on spaces such as the school office and the library and resource centre, which would now be required to accommodate elementary and secondary functions.

This option proposes to put secondary school core classrooms and grade 7 and 8 classrooms in the western wing of NSCS. Two kindergarten classrooms would be provided for in the eastern classroom wing. The existing kindergarten classrooms would be renovated to remove the washrooms at the centre of each. The current storage room would need to be relocated in this scenario. Storage may be found in the guidance/health rooms in the library wing, or in the storage mezzanine above.

Elementary school classrooms from grades K-6 would be located in the eastern wing of the school. A new kindergarten playground would be located outside of the two new kindergarten rooms. This placement of the kindergarten rooms is not ideal, as JK and SK students will need to be walked the length of the school from the main entrance to their classrooms. No direct pick-up/drop-off point will be possible outside of the kindergarten classrooms. However, this placement is considered preferable to maintaining the kindergarten classrooms in their existing location, as they would be surrounded by high school program.

Washrooms throughout the building would need to be renovated to accommodate secondary school needs and meet current Ontario building Code Requirements. It is assumed at this time that the footprint of the existing

washrooms could accommodate these needs, though space would be tight. A Universal Washroom would be required. In this option it has been located near the main entrance by taking some space out of the current multi-purpose room (The Sunshine Room) that adjoins the gym.

Spaces such as the gym and library/resource centre would remain un-renovated, though equipment and furnishings in these would need to be updated to accommodate both elementary and secondary student needs. The room to the west of the main entrance and lobby is proposed to become a shared Art room and the Sunshine Room, currently used as a multi-purpose and after school program space would likely need to be reprogrammed as a shared Music room or similar. This room does not currently have sufficient sound attenuation with the gym and may require some renovation to achieve sufficient separation.

All of the spaces clustered around the main entrance would need to be considered for maximum flexibility, as they would be required for a number of purposes for both elementary and secondary programs.

Administrative functions for both schools would be integrated into the existing office. It is assumed that this space would be sufficient, given its size although some minor changes may be necessary to accommodate a vice principal or second principal, depending on how the consolidated school’s administration was set up. If necessary, an addition to the office space would likely be possible to the east, though it has not been shown in this option.

NSCS-Option 1 includes a sizeable addition to provide space for the replacement of AHS’ labs, shops and large gym. In this option, the addition is an extension to the western classroom wing of the school, close to the



39

pRos

• Eliminates the existing AHS building, avoiding the high costs of renewing that facility;

• Provides sufficient space for a large playground and a high school sports field with nearby parking access;

• Provides sufficient separation of elementary and secondary students, with ample opportunities for collaboration between students of different ages and sharing of common spaces;

• Replaces the labs, shops and other specialty programming of AHS, resized to better reflect current enrolment.

• While not necessary, we recommend looking investigating the possibility of preserving Grayson Hall on the AHS site as a community-accessible facility. Ideally it would be available to other groups in the community.

cons

• Limited flexibility for future growth;

• AHS would be difficult to lease to other community organizations, possibly resulting in the loss of AHS, a valuable community asset;

• demolition of AHS would require asbestos abatement work;

• Will likely require a new HVAC system for the new gym, shop and lab spaces.

• Separates secondary school students from the Outers building at AHS (valued at $150,000-200,000), although reduced storage can be accommodated in or near the new Outdoors Lab;


proposed secondary school classrooms. The new gym is sized to match the current size of Grayson Hall at AHS and the outers lab contains space to store some of the Outers Program’s canoes and related equimpent. Exact space requirements for the Outers Lab will need to be reviewed if this option proceeds to a design stage. Other labs in the addition are downsized from those in AHS to reflect current enrolment.

As the existing corridors at NSCS are not wide enough to accommodate high school student lockers, these would need to be located in the corridor of the new addition.

Upgrades and an extension to the school’s parking lot are meant to better define and maximize parking spaces. Parking is believed to be sufficient, based on the size of the building and the requirements of the Atikokan Zoning by-law, however a careful review of parking needs would be required in a more detailed design stage to ensure that sufficient parking is supplied for everyone’s needs. The bus drop-off lane is not changed.

NSCS-OPTION 1NCSC SITE - BASIC RENOVATION W/ ADDITION


SCALE - 1:750

ELEMENT QUANTITY UNITS RRDSB RATE SUB-TOTAL @ RRDSB RATE COMMENTSNEW CONSTRUCTIONNEW CONSTRUCTION - STANDARD 390.39 sq. m 3,953.37$ 1,543,356.11$ RRDSB rateNEW CONSTRUCTION - GYM 667.30 sq. m 3,953.37$ 2,638,083.80$ RRDSB rateNEW CONSTRUCTION - SHOPS & LABS 1130.52 sq. m 3,953.37$ 4,469,363.85$ RRDSB rateNEW CONSTRUCTION - WASHROOM/CHANGE 157.24 sq. m 3,953.37$ 621,627.90$ RRDSB rate

RENOVATION OF EXISTING SPACERENOVATION - STANDARD 784.46 sq. m 2,965.02$ 2,325,939.59$ RRDSB rateRENOVATION - GYM 0.00 sq. m 2,965.02$ -$ RRDSB rateRENOVATION - SHOPS & LABS 0.00 sq. m 2,965.02$ -$ RRDSB rateRENOVATION - WASHROOM 216.52 sq. m 2,965.02$ 641,986.13$ RRDSB rate

PROPOSED DEMOLITIONAREA OF DEMOLITION 0.00 sq. m 55.00$ -$ ASBESTOS ABATEMENT 1.00 Unit T.B.D.

AHS PROGRAM TO BE RETAINEDTOTAL 0.00 sq. m 2,965.02$ -$


HST 1,591,246.46$



LANDSCAPING COST (BEFORE GC FEES AND ALLOWANCES, FOR REFERENCE) 644,630.40$

LEASABLE SPACEAHS 7658.00 sq. m - - Provided for reference only, not factored into costingNSCS 0.00 sq. m - - Provided for reference only, not factored into costing





NSCS-OPTION 1SCALE - 1:750


nscs-option 2 - Basic Renovation, pReseRving the

ahs shop Wing & gRayson hall at ahs

NSCS-Option 2 attempts to keep the best parts of both buildings, while downsizing AHS to reduce operating costs and keeping NSCS the same size. This option would require secondary students to move between the AHS site and the NSCS throughout the week. This could possibly be scheduled to have students attend shop, science and gym classes perhaps two days a week at the AHS site and attend other classes in their core classrooms on the NSCS site.

While we acknowledge that scheduling could be difficult and it could cause inconvenience to students and staff, this option could allow for the RRdSb to maintain the best parts of AHS, without paying for costly renewals to its outdated classrooms, offices, and other spaces.

This option proposes to concentrate elementary school classrooms in the western wing of NSCS. Two kindergarten classrooms would be preserved in their existing location and the third would be renovated to accommodate the grade 1 class. Grades 2-5 would be located across the corridor. The current computer lab and storage room would need to be relocated in this scenario. Storage may be found in the guidance/health rooms in the library wing, or in the storage mezzanine above, while computer lab functions would likely be moved to another area or integrated into each classroom.

Secondary school core classrooms and grades 6-8 would be located in the eastern wing of the school with one additional classroom being converted into a shared science or computer/technology lab.

Washrooms throughout the building would need to be renovated to accommodate secondary school needs and meet current Ontario building Code Requirements. It is assumed at this time that the footprint of the existing

washrooms could accommodate these needs, though space would be tight. A Universal Washroom would be required. In this option it has been located near the main entrance by taking some space out of the current multi-purpose room (the Sunshine Room) that adjoins the gym.

Spaces such as the gym and library/resource centre would remain un-renovated, though equipment and furnishings in these would need to be updated to accommodate both elementary and secondary student needs. The room to the west of the main entrance and lobby is proposed to become a shared art room and the Sunshine Room, currently used as a multi-purpose and after school program space would likely need to be reprogrammed as a shared music space or similar. This room does not currently have sufficient sound attenuation with the gym and may require some renovation to achieve sufficient separation.

All of the spaces clustered around the main entrance would need to be considered for maximum flexibility, as they would be required for a number of purposes for both elementary and secondary programs.

Administrative functions for both schools would be integrated into the existing office. It is assumed that this space would be sufficient, given its size although some minor changes may be necessary, for example to accommodate a vice principal or second principal, depending on how the consolidated school’s administration was set up. If necessary, an addition to the office space would likely be possible to the east, though it has not been shown in this option.

NSCS-Option 2 proposes the demolition of the central portion of the AHS site, while keeping and renovating the shop wing and including high school science labs

gross floor area: 6900 m2 (between two sites)


41

pRos

• Eliminates much of the existing AHS building, avoiding the high costs of renewing that facility;

• Provides sufficient space for a large playground and a high school sports field with nearby parking access. Alternatively, this space could be used to develop other needed community infrastructure;

• Preserves Grayson Hall and the AHS shop wing. Ideally this facility will be available to other groups in the community outside of regular school hours;

• Provides sufficient separation of elementary and secondary students, with ample opportunities for collaboration between students of different ages and sharing of common spaces.

cons

• Corridors at NSCS are not wide enough to accommodate lockers for Secondary Students;

• Would require unusual scheduling for secondary staff and students;

• Provides only one gym on the NSCS site, that doesn’t meet secondary student needs. Grayson Hall would be maintained at the AHS site, but would not be easily accessible to high school students on a day-to-day basis;

• Loss of storage and specialty programming that is currently enjoyed at NSCS;

• demolition of the central portion of AHS would require two separate mechanical systems on that site (likely to be very expensive);

• demolition at AHS would require asbestos abatement work.

there. Grayson Hall would also be maintained as the high school gym. On days that secondary students are not on site, these facilities would ideally be open to other members of the community. After hours use of the shops, and gym would also help to ensure a better return on the investment of renovating them.

The drawing for NSCS-Option 2 shows a large football field in place of the demolished central portion of AHS. While an easily accessible outdoor sports facility is needed by high school and community, this sports field could also be located at NSCS and this area infilled with other programming. For example, the central portion of the site could be leased or sold to be developed into assisted living

housing or rental housing, both of which could benefit from access to the shared shop and gym facilities on site.

Upgrades and expansion to the school’s existing parking lot are meant to better alleviate current parking shortages and provide additional space for new staff and students. Access to the parking lot and the bus drop-off lane are not changed. Parking is believed to be sufficient, based on the size of the building and the requirements of the Atikokan Zoning by-law, however a careful review of parking needs would be required to ensure that sufficient parking is supplied for everyone’s needs.

NSCS-OPTION 2NCSC SITE - BASIC RENOVATION

PARTIAL ELEMENTARY-SECONDARY CONSOLIDATION

RETAINING SHOPS, LABS & GYM AT AHS

SCALE - 1:750

ELEMENT QUANTITY UNITS RRDSB RATE SUB-TOTAL @ RRDSB RATE COMMENTSNEW CONSTRUCTIONNEW CONSTRUCTION - STANDARD 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - GYM 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - SHOPS & LABS 0.00 sq. m 3,953.37$ -$ RRDSB rateNEW CONSTRUCTION - WASHROOM/CHANGE 0.00 sq. m 3,953.37$ -$ RRDSB rate

RENOVATION OF EXISTING SPACERENOVATION - STANDARD 589.96 sq. m 2,965.02$ 1,749,243.20$ RRDSB rateRENOVATION - GYM 216.52 sq. m 2,965.02$ 641,986.13$ RRDSB rateRENOVATION - SHOPS & LABS 0.00 sq. m 2,965.02$ -$ RRDSB rateRENOVATION - WASHROOM 0.00 sq. m 2,965.02$ -$ RRDSB rate

PROPOSED DEMOLITIONAREA OF DEMOLITION 3700.00 sq. m 55.00$ 203,500.00$ Central portion of AHS to be demolishedASBESTOS ABATEMENT 1.00 Unit T.B.D.

AHS PROGRAM TO BE RETAINEDTOTAL 2750.00 sq. m 2,965.02$ 8,153,805.00$


HST 1,397,309.46$

PROPOSED RATESITE WORKNEW PARKING (ASPHALT) 4149.08 sq. m 50.00$ 207,454.00$ CONCRETE 1002.98 sq. m 95.00$ 95,283.10$ LANDSCAPING - BASIC PLAYGROUND RENEWAL (SOD) 5220.00 sq. m 12.00$ 62,640.00$ KINDERGARTEN PLAYGROUND (RUBBERIZED SURFACE) 0.00 sq. m 350.00$ -$

PLAY STRUCTURES 0.00 Unit 15,000.00$ -$

LANDSCAPING COST (BEFORE GC FEES AND ALLOWANCES, FOR REFERENCE) 365,377.10$

LEASABLE SPACEAHS 0.00 sq. m - - Provided for reference only, not factored into costingNSCS 0.00 sq. m - - Provided for reference only, not factored into costing





NSCS-OPTION 2COST ESTIMATE

SUMMARY SHEET

NSCS-OPTION 2

General Description: Partial consolidation of AHS and NSCS, primarily on the NSCS site. Grayson Hall and the shop wing at AHS would be retained and renovated as shared facilities for secondary school and community use. Secondary students would need to move between the two sites during the week, requiring potentially problematic scheduling of student and teacher timetables. NSCS facilities would likely be very heavily used. Renovations would be required at NSCS to washrooms to meet barrier free accessibility requirements.

Estimated Building Cost (including design and contractor costs):

$10,748,534

Estimated Landscape Upgrade Cost:

$365,377 (NSCS Only - changes to the AHS Site to be determined)

Known Renewal Costs:

Unknown. Would require significant renewal costs for remaining portions of AHS plus $3,273,784 for NSCS

Major Challenges:

• Corridors at NSCS are not wide enough to accommodate lockers for Secondary Students;

• Would require unusual scheduling for secondary staff and students;

• Provides only one gym on site, that doesn’t meet secondary student needs. Grayson Hall would be maintained at the AHS site, but would not be easily accessible to high school students on a day-to-day basis;

• Loss of storage and specialty programming that is currently enjoyed at NSCS;

• Demolition of the central portion of AHS would require two separate mechanical systems on that site (likely to be very expensive);

• Demolition at AHS would require asbestos abatement work;

NSCS-OPTION 1

General Description: Full consolidation of AHS and NSCS on the NSCS Site. A large addition to the western classroom wing would provide space for specialty programming for secondary students, including labs, shops and a large gym. The existing parking lot would be expanded to accommodate the increase in students and staff. Facilities such as the library and office/admin. facilities would be shared between the elementary and secondary portions of the school. Renovations would be required to washrooms to meet barrier free accessibility requirements.


$12,240,357


$644,630


~ $4,551,300

Major Challenges:

• Limited flexibility for future growth;

• AHS would be difficult to lease to other community organizations, possibly resulting in the loss of AHS, a valuable community asset;

• Demolition of AHS would require asbestos abatement work;

• Will likely require a new HVAC system for the new gym, shop and lab spaces.

• Separates secondary school students from the Outers building at AHS (valued at $150,000-200,000), although reduced storage can be accommodated in or near the new Outdoors Lab;

• It may be challenging to balance sufficient parking with playground and sports field needs.

AHS-OPTION 3

General Description: Full consolidation of AHS and NSCS on the AHS Site. Demolition of most of the AHS facility would be phased to provide a new facility on the site that is better suited to current needs and located to provide greater playground and sports field space. Only Grayson Hall would be retained and renovated to act as the school’s new gym.


$19,377,341


$817,154


Unknown, but much less than the previous two options. Renewal would only be required for the Grayson Hall wing.

Major Challenges:

• Rebuilds most of AHS’ existing facilities, likely requiring a loss in the size of much of the building’s secondary programming;

• Asbestos abatement work would still be required during demolition of existing facility;

• Provides only one gym. A second gym could be possible, but may be difficult to justify given current enrollment numbers and available funding;


• Demolitions would require asbestos abatement work;

• Would require a new HVAC system;

• Would require extensive landscaping work to accommodate a kindergarten playground and bus drop-off;


AHS-OPTION 2

General Description: Full consolidation of AHS and NSCS on the AHS Site. Part of the existing building would be removed in order to resize the building to current enrollment needs. A small addition would provide a new kindergarten and administration wing near the front of the building. Substantial renovations would be required to provide for elementary students and improve barrier free accessibility.


$8,540,753


$796,379


Unknown due to a large portion of the existing building being demolished. Likely in excess of $10 million.

Major Challenges:

• Would require major and costly building renewal work, as outlined in the building’s Facility Condition Assessment (Appendix 2);

• Does not provide space that is leasable to external organizations;


• Renovations and demolitions would require asbestos abatement work;






AHS-OPTION 1

General Description: Full consolidation of AHS and NSCS on the AHS Site. All of the existing building would be maintained, with excess space being leased to outside entities or otherwise retained for future growth and flexibility. Substantial renovations would be required to provide for elementary students and improve barrier free accessibility.


$6,865,582


$750,999


~ $21,297,459

Major Challenges:

• Would require major and costly building renewal work, as outlined in the building’s Facility Condition Assessment (Appendix 2);

• Renovations would require asbestos abatement work;






RRDSB - Atikokan High School & North Star Community School / School Accommodation Review42Hip Waders in the Outdoors Lab, AHS

6/

43

The closure of a school is always a difficult event for a community. Many traditions and memories are linked to school buildings, and the loss of a school can result in the fading of those memories, or the severing of lines of tradition. It can also mean the loss of valuable assets to the community, both inside the school building and on its grounds. Our first recommendation to the RRdSb is to undertake thorough and extensive consultations with the Atikokan community in planning for the next steps of a possible consolidation. While this study demonstrates possibilities for the consolidation of Atikokan High School and North Star Community School, the drawings and analysis presented here should not be mistaken for a definitive design. Ideally, future work will include careful programming and the development of clear design objectives, based on community feedback and school requirements. This will help to foster trust and community buy-in. Furthermore, the RRdSb should strive to determine innovative ways to ensure that the current quality of education in Atikokan is not just preserved, but improved. Time should be taken to allow for research and consultation with teachers, to incorporate contemporary best practices that are appropriate for the local context.

Space efficiencies may also be found to reduce the scope of work in any of the options presented above, by seeking efficiencies in the way spaces are used through scheduling and collaboration. At present, AHS and NSCS benefit from a large amount of under-utilized space. This situation provides flexibility for staff and students but is also costly. The RRdSb should carefully review its enrolment projections and anticipated patterns of school use to ensure that a consolidated facility is appropriately sized for current and future needs.

There are many reasons why maintaining Atikokan High School would be a preferable choice between the two schools. AHS is large enough to accommodate all of the NSCS staff and students without the need for new additions. While extensive renovations would be required

section 6.0: RecoMMenDations & conclusions

to parts of the building, to accommodate the kindergarten classrooms in particular, a number of advantages already exist that make the building suitable for accommodating both elementary and secondary students. AHS’ two gyms, for example would allow flexibility for scheduling between elementary and secondary classes, and its layout and circulation system is more spacious than that of NSCS, having been designed for more than twice as many students. The separation of elementary and secondary students, when necessary, both inside the building and around the site, could be easier to achieve at AHS. Additionally, AHS’ outstanding secondary school programming, including its auto and wood shop, various labs, specialty outdoors program and large gym facilities would be an unfortunate loss to the community if NSCS were chosen as the site of a consolidation and these programs were not included in the expansion.

However, two major concerns make the AHS building and site an inappropriate candidate for the consolidation of the two schools. First of all, the site lacks a large and coherent playground space. The building spreads out over most of the cleared part of its site and is surrounded by rocky outcrops that may make expansion of playgrounds and playing fields difficult, and likely impractical. The current playing field used by the AHS is highly problematic as it offers no barrier free access or nearby parking.

While these issues with the school grounds could likely be overcome, or lived with, the most substantial concern with the AHS site is its high Facility Condition Index (FCI) number. With over $21 million in medium to urgent priority repairs and upgrades needed for the building in coming years, including extensive asbestos abatement work, just bringing AHS up to a modern standard will be extremely costly, likely more so than a substantial addition to NSCS or a new facility on the AHS site. It is outside the scope of this report to determine whether any of the costs of renewal identified for AHS can be deferred to further down the road. However the visible condition of the


building suggests that the renovation of the facility into a modern, attractive and safe school would be an expensive undertaking. For these reasons we do not recommend any of the options investigated for the AHS site.

We therefore recommend NSCS-Option 1. While the exact scope of the addition in that option will need to be refined as planning for consolidation continues, we believe that there is ample space on the NSCS site for the addition, with a reasonable amount of playground and sports field space remaining. Parking and site access, while not ideal, should be sufficient to accommodate the population of both schools.

We agree with the RRdSb that Grayson Hall, at AHS is an exceptional facility and should be examined to be retained for community use. Again consultation with local government and the community will be an important step toward developing a plan for what is to become of the AHS site.

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