EXECUTIVE
In the spring 012005, the North Clackamas School district hired Mahlum Architects to
SUMMARY
develop a District Master Plan. The pLUpose of the plan was to evaluate the adequacy of
existing educational facilities and to address housing the grO\·ving student population in the
district. District support facilities were not evaluated as a part of this planning process.
Mahlum Architects worked closely with a community advisory committee to develop the
master plan. The District Master Plan Community Advisory Committee, established in
March 2005, provided a community voice for the planning process. Their role was to
represent the overall community, consider the long-term needs of the district. respond to
plan options presented and to make recommendations to the school board regarding the
master plan. The committee met for five sessions between March and July 2005 to reviel,.v
background information and respond to various planning alternatives. The committee
provided valuable insight to the planning process and reflected the diversity of opinions that
exists within the district. While the committee did not achieve full consensus regarding the
master plan, a summary of their perspective regarding key aspects of the plan is included at
the end of this section.
DISTRICT
GROWTH
The North Clackamas School district has experienced rapid growth in the last six years, with
an 11% rise in student population since 1998. The growth areas of the district already exceed
current capacity with many students housed in portables. This growth is expected to
continue, fueled by an expansion of the urban growth boundary in the eastern portion of the
district. Population increases are expected to continue over the next ten to twenty years as
land within district's boundaries is fully developed.
The planning process explored alternative solutions to accommodate growth including:
double-shifts, year-round school, magnet schools and redistribution of the student population
to increase existing facility utilization. It was determined that while these options could
provide short-term relief to the district's growth dilemma they could not accommodate long­
term growth demands. Other ramifications would include: disruption to family lives,
potential impacts to student learning, and increased operational costs.
EXISTING
CONDITIONS
The district consists of 18 elementary schools, three middle schools, three core high schools
and five other learning centers. The majority of school buildings were originally constructed
prior to 1960. Many of the building systems are outdated, inefficient and in need of
significant repair or replacement. A physical assessment of each educational building
indicated that approximately one third of all district facilities are in need of major
modernization or replacement. The total cost to repair all district schools would be
approximately $424,000,000 (in 2010 dollars). This level 01 repair and upgrade would meet
current educational goals, address failing building systems and achieve full code compliance.
It is unlikely that the school district could pass a bond of this magnitude, therefore a long­
term strategy spanning a series of bonds will be required to address existing conditions.
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M A H L U M
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EXECUTIVE
NOATH
SUMMARY
CLACKAMAS
SCHOOL
DISTAICT
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DISTAICT
MASTEA
PLAN
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10 11.1006
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It is recommended that a minimum amount of funds be expended to correct the worst health,
life safety and building condition issues. The district should then focus the funds available on
a limited number of buildings, fuUy upgrading them to a 50-year standard.
PR ACTICAL
GUID ELIN ES
The master plan utilized the following practical guidelines for development of plan options.
•
Purchase land for all schools that will be required to accommodate growth within the
current urban growth boundary
•
Elementary capacity should be planned for 550 students
•
Middle school capacity should be planned for 700 - 750 students
•
High school capacity should be planned for 1800 students (Milwaukie/Rex Putnam
capacity at 1500)
•
Any plan should allm-\' either a seven/eight or six/seven/eight grade configuration at
the middle school level
•
Where significant investment is required to renovate and upgrade existing facilities
(greater than 75% of replacement cost) consider the cost/benefits of replacement
•
•
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Minimize investment in schools to be replaced
Keep all existing middle and high schools
Provide community amenities, as driven by school and district needs
COMMUNITY ADVISORY
COMMITTEE
R ECOMM ENDATIONS
In order to adequately prepare for the projected student population grmvth within the
district over the next 10-20 years, the school district should purchase the land that \viB be
required to build: four elementary schools, one middle school, one high school. This is
viewed as a wise investment of taxpayer money. The majority of the comm.ittee believes that
land values will continue to rise and land will become less available as the community
continues to grow.
Growth and the need for new facilities yielded a diversity of opinions. The foUmving
principles should be considered when determiin ng the need for new facilities:
•
There should be a more extensive exploration of all alternatives to building new
facilities. Operational cost impacts should be fully understood before ruling out these
alternatives.
•
A portion of the committee felt that more pressure should be brought to bear on the state
legislature to help support the districts impacted by the expansion of the urban growth
boundary.
•
There should be a balance across the district with regard to the amount of money spent to
construct new schools in the growth areas and in the repair of aging facilities in other
parts of the district.
The following principles should be considered regarding repair and renovations to existing
facilities:
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M A H L U M
EXECUTIVE SUMMARY
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The number one priority in the renovation of facilities should be providing a high­
quality educational environment for students, teachers and staff
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All schools should have, at a minimum, the worst health and life-safety issues corrected
•
The district should repair all roof and building skin deficiencies in order to protect its
current capital investment
•
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Maintenance and repair of existing facilities will be an ongoing process for the district.
Adequate fW1ds should be invested so that the buildings will last over time
•
It is more cost effective to spend a significant amount of money at fe!,.ver schools in order
to fully upgrade those schools to a 50-year plus life-span
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•
The decision to replace an existing school should be made on a case-by-case basis taking
the facilities historical and community significance into account
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A comprehensive plan should be provided to the district population to describe the long­
term strategy for district facilities
•
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The district should undertake an outreach program to inform the public of the condition
of existing schools
•
The committee recognized that the consolidation of some schuuls may save on
operational costs and the capital investment required for repairs, however, the
committee was divided on the idea of consolidation or closing existing schools
BOND OPTIONS
I
The planning process considered a number of potential bond options to address the needs of
the district. Bond configurations explored ranged from minimal impact scenarios to
comprehensive solutions. After review, the North Clackamas School District Board
recommended that two models, a $185 million option and a $240 million option, be studied
in greater detail.
As a part of the North Clackamas School District Board's requested shldy, Mahlum Architects
and the District Master Plan Steering Committee developed a revised budget model for $230
million that addresses the short-term overpopulation concerns associated with growth in the
Clackamas High School attendance area. This model proposes the construction of two new
middle schools: one in response to growth at the middle school level, the second, built on a
high-school sized site, serves as an interim replacement for Sunrise Middle School as it is
used to increase the capacity of Clackamas High School. Eventually, this new middle school
will expand and convert to a full size high school \vith Sunrise converting back to a middle
school.
After review, the $230 million revised model was approved by the North Clackamas School
Board. The table on the following page summarizes the $230 million model.
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M A H L U M
E XECUTIVE SUMMARY
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52301\ lillioll Optioll· Yt'j'lscd II/odt'/
The 5230 million bond option hin-ing been appro\"ed by the :\'orth Clackamas School District
BOc1rd for first phase implementation strikes a balance beh,·een growth, reno\'ation, and
replacement, This option includes the purchase of all future sites required to accommodate
growth in the next 20 years, It also includes the construction of t\\·o ne\\' elementc1rY schools
and two new middle schools, Population increase at the high school le"el is addressed
tlu'ough the construction of the second middle school to pro\'ide interim expansion of
Clackamas High School. This bond amount would allow two older elementary schools to be
replaced, The amount of money identified for rlmO\'ations would accommodate on1y the
worst building conditions at the remaining elementary scho01s, \"hile pro\'iding the ,1bility
to accomplish significant reno,'ations or additions at the middle school ,1nd high school
le,'el. A small amount of money has been identified for community amenities to be
identified during the olltre,1ch process and could include items sllch as new fields, bleachers
or other similar projects,
5230 A iii/lOll Co::t SllIlil/wry fill 201 0 dt111llr�'
,\'ortll ClIICk/lIIlll::
fllcilil it':: A 11I::tcr Pllll1
SITE ACQUISITION
•
Eleml'nIM�
PIIIl::t' 1: S230 A lilli(m
O/ltiolI· Rt'i'i�cd A lodd
.j
SI 0,000,000
\liddle
-;:;,000.000
HIgh
5 I °,000 .000
S25,fJWJ,,}fJO
NEW SCHOOLS
Eleillenlar�
532,000,000
\Iiddle
2
ShO,OOO,OOO
HIgh
a
SO
REPLACEMENT SCHOOLS
Eleml'nt'lr�
���,OOO,OOO
\hddle
a
High
a
SO
so
:::;32I)(J(JO{J{J
ADDITIONS/RENOVA nONS; SCHOOLS
Ekml'I1I.1r�
S2l},000,000
\liddlL'
SH.OOO,OOO
High
5" ,000,000
S55.l}(JOJJfJII
ADDITIONS/RENOVATIONS: OTHER
Dl.,.1. Scthltlb SlIPP, ,-\Ihl
5 II ,000,000
Tl'Chnlll\lg�
S,I ,000 .000
DI.,.I. Le\ellnlr.btrllclure
S1500,000
S I (] 500,O/Ifl
81111d \1,lll.lgl'lllenl
SO
5Y,000,000
TOTAL
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EXECUTIVE SUMMARY
5229,500,000
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SUMMARY
The district should address aging facilities in a comprehensive way. An upgrade program in
eight to ten year increments could fully update existing facilities within the next
30 years. (A
$230 million bond, in 2010 doll.rs, would require three to four bonds to fully complete the
work.)
•
A master plan \veighted towards replacement is the most cost effective way to address
aging and outdated facilities
•
All property should be purchased as soon as possible to meet future growth predictions
•
New facilities should be constructed to meet the growing student population
Further study of other educational models should continue. The exploration of middle
school grade configurations, the implementation of new charter schools and the benefits/
ramifications of year-round school should be studied. These initiatives, however, should not
be done solely for capacity reasons, but rather should be implemented for their educational
merit.
PLANNING TEAM
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RECOMMENDATIONS
All schools should meet the district's guiding principles
Plan to address al1 facilities \vithin a
30-40 year time frame
Purchase all sites required to accommodate future grmvth
•
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Cautiously consider "options other than new" to meet capacity demands
Construct two elementary schools, and two middle schools, to accommodate growth. The
second middle school will serve as an interim replacement for SlUlIise Middle School as
it becomes part of a larger Clackamas High School campus, thereby adding
approximately
900 students to the current high school capacity. (This provision for
growth does not include urban growth boundary expansion.)
•
Provide flexibility to allow different grade configurations, for example six/seven/eight
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Focus investment on the replacement of existing schools that require major renovation
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Construct two new elementary schools to replace two existing schools
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Minimal investment on schools identified for future replacement. Address health/life
safety/capital investment, but don't throw money away
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Retain ownership of decommissioned school sites
240M (in 2010 $'5) bond m.y take three to four bonds to .ddress district needs (30-40
ye.rs)
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M A H LU M
EXECUTIVE SUMMARY
NORTH
CLACKAMAS
SCHOOL
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DISTRICT
MASTER
PLAN
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10
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RECOMMENDATIONS
The formulation of a district master plan for the North Clackamas School District has taken
into consideration a wide variety of factors in order to develop a comprehensive vision of
the district over the next 20-30 years. The guiding principle for the plan must be the creation
of a high-quality environment that will support and enhance student learning. In order to
develop this comprehensive view, the Community Advisory Committee studied potential
educational trends that might translate into facility requirements over time. The consultant
team systematically evaluated each school facility within the district to understand its
physical condition, resulting in a numeric "score-card" for each facility. Finally,
demographic trends and the issue of growth within the district was studied and long-term
student population projections were compiled. Based on this extensive analysis, the consultant
team makes the following recommendations:
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The educational goals and direction of the district should be reflected in the district
facilities. The district should build new and renovated existing facilities to meet the
guiding principles for elementary, middle and high school levels.
•
A comprehensive upgrade plan should be developed for all existing district facilities.
Upgrade of aging facilities should be accomplished as soon as possible. All district
facilities should be fully renovated or replaced within a 30-40 year cycle.
•
Renovation and consolidation of facilities on the west side of the district should be done
as soon as possible. We recommend that two new replacement schools be constructed on
the west side to replace three existing schools. The intent is that these replacement
schools would be constructed on the same site as the existing school. This strategy will
allow the district to improve the educational environment for the greatest number of
students \vith the least expenditLUe of funds. It will also decrease operating costs,
allowing the district to focus more of its resources at the classroom level.
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The district should retain ownership of any decommissioned school sites, providing a
future resource for in-fill growth that might occur in the district on the west side. In order
to maximize cost savings, facilities should be leased or demolished.
•
The majority of funds should be focused on the full upgrade or replacement of facilities,
expending a minimum amOW1t on other district buildings to address the worst building
system, health and life-safety issues.
•
All sites should be purchased now for the future projected population: four elementary
schools, one middle school and one high school.
•
Construct new schools to accommodate student population growth with an immediate
need for: two elementary schools, one middle school and increased high school capacity.
•
Do not utilize "options other than new" as a method for meeting long-term capacity
demands. These options will be disruptive, build resentment in the population and could
potentially erode support for future bond measures.
•
Plans for new and renovated schools should be flexible enough to allow conversion to
different grade configuration at the middle level. (Specifically seven leight or six I seven
/eight)
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M A H L U M
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RECOMMENDATIONS
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NORTH
CLACKAMAS SCHOOL
DISTfUCT
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DISTRICT MASTfR
PlAN
· 1 0 1 1.2006
�40
MI
LL IO N OPTION
A $240 million bond option will make significant progress towards updating aging district
facilities. Three bonds of similar magnitude would allows the district to fully update facilities
\vitrun a 24-30 year time frame. In this first phase, all new sites would be acquired. New
schools would be constructed to meet anticipated demand through 2014: two elementary, one
middle schoot high school addition. Five elementary schools would be replaced and
significant improvements can be made to existing middle schools and high schools. The table
below quantifies the expenditures in the first bond. The charts on the following pages
illustrate the potential degree of impact that could be achieved in the full update program.
SITE ACQUISITION
$240 Mil/ioll Optioll
Chart
Elementary
4
$10,000,000
Middle
1
$5,000,000
$10,000,000
High
Sub Total
$25,000,000
NEW SCHOOLS
2
Elementary
$35,000,000
$27,000,000
Middle
$0
o
High
$62,000,000
Sub Total
REPLACEMENT SCHOOLS
Elementary
4
$72,000,000
Middle
o
$0
High
o
$0
Sub Total
$72,000,000
ADDITIONS/RENOVATIONS
$25,500,000
Elementary
Middle
$12,300,000
High
$23,500,000
Other Projects
$13,550,000
$74,850,000
Sub Total
COMMUNITY AMENITIES
$200,000
Elementary
Middle
$300,000
High
$5,200,000
District
$450,000
Sub Total
$6,150,000
$240,000,000
TOTAL
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M A H L U M
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RECOMMENDATIONS
NORTH
CLACKAMAS
SCHOOL
OISTRICT
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DISTRICT
MASTER
PLAN
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10.11.2006
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B01ld aile
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A $240 million bond would allow for the replacement of five elementary schools and
potential consolidation to provide an improved learning environment for a greater number
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of students.
ELEMENTARY SCHOOLS
240M
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+,50
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Em side adds
876 by 2014
(.543. .74))
....... T
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+550
Existing School
2008 Pr.Jetiul c..�(hy = 6190 (porLlbles)
2008 Pr;a(tic4I1 Ca�cilY = S890
2008 Enrolment
=
(.,../0 poI'lablesj
5"62 ("'728. +418)
Em
2008 Pl'<lIctiuJ Ca�city
2008 Pr.Jcticil
= )445 (porLlbh!s)
Ca�city = )HS (w/o poruble
2008 Enroltment = J662 (-217,--417)
2008 Enrol'm�t
= )662 (tl)).'" IH)
201" Enrollment
=
45)8 (+7,.19)
Bond Two
A second bond of $240 million would replace or fully update another four elementary
schools.
ELEMENTARY SCHOOLS
240M
T
W...
•
2008 Pnuiul
"550
Existing School
Up.1City = 6190 (portables)
2008 Practiul C.'p;lcity
=
S890 (....10 �Iabtes)
2008 EnroHment = 5462 (+728. '428)
e",n
2008 Pn.niul u�city = 3445 (portables) " 2200 = 5M5
2008 Pn.ctiul C��city = 3H5
(w/o porubles)
2008 Enrollment = 3662 (-217.-417)
2008 Enrollment
=
]662 (,,]]]. "Il])
2020 Enrollment = ]662 " (1707
M A HL U M
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1.17)
=
5659 n densi ty Cilp
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10.11.1006
RECOMMENDATIONS
NORTH
CLACKAMAS SCHOOL
DISTRICT
'
DISTRICT MASTER
PLAN
�Ild
Three
A third bond of $240 million complete the replacement or full remodel of all older district
elementary schools.
ELEMENTARY SCHOOLS
240M
+S50
T
KEY:
Wft'
•
Existing School
+550
E�$t
2008 Pr.lCl!c�1 Ca�city::: 6190 (porobles)
2008 Practical Capacity::: 3445 (portables) .. 2200::: 56045
2008 Practical Cap.Jcity ,.
2008 Pn.ctiul C�padty::: ]2-15 (w/o porubles)
2008
Enrollment::: 5162
$690 (w/o po!'"tJb1es)
,"728,+428)
2006 Enrollment
=
)662 (-217.-417)
2008 Enrollment::: 3662
(+ l)), H )J)
2020 Enrollment::: ]662 .. (1707
II
1.17) ::: 5659 at density cap
IMPLEMENTATION
The $230 million dollar revised planning model, \vruch has been approved by the North
Clackamas School Board for first phase implementation of the long-term facilities master
plan, is an example of "bond specific" adjustments that will naturally occur as each phase of
the long-term plan is undertaken.
Every long-term facilities master plan must be considered a "living document". At each
phase of work, the plan should be revisited, validated, and adjusted based on current needs
and conditions.
While the impact of the $230 million revised plan, with regard to the original $240 million
recommendation, modifies the specific sequence of "York, the overall long-term approach to
district facilities remains intact: Purchase property now to prepare for future growth, and
upgrade aging facilities as soon as is reasonably possible with an eye towards full
renovation or replacement \vithin a 30-40 year cycle.
VIII·.
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RECOMMENDATIONS
NORTH
CLACKAMAS
SCHOOL
DISTRI CT
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DISTRICT
MASTER
PLAN
· 10.11.2006