The Facts

Not close. Estimates range from 85-95%, regarding Concordians at STM who voted YES for the additional funding, after public comment/debate. You can watch the entire meeting here. https://youtu.be/x_MS9She2CQ The vote is at 1:37:00: See for yourself: The YES vote:

This single ballot question will ask Concord voters to override prop 2 1/2 for the additional funds for the new middle school - additional funding necessitated by inflation-driven construction cost increases. The decision to spend these additional funds was overwhelming approved at STM on January 19, 2023. The tax impact of this additional, incremental new funding is up to $73/year per median household and a simple 51% majority is needed. If all the money is not used, the tax impact will be less. Remember the $102.8M voted for last year (and the tax implications) is binding and this is NOT what we are deciding now. If this 2/16 prop 2 1/2 override vote were to fail, the entire project could collapse, costing delay and all taxpayers more money in the end.

The configuration is inefficient and expensive. It is estimated that operating the current TWO middle schools will cost Concord $44M - $62M over 10 years, in transportation and maintenance alone! This is money down the drain, since we will need a new middle school at some point. A 2017 study concluded that the 50+ year old buildings are deteriorating and obsolete (original electrical systems, failing/rusted plumbing, safety issues, lack of ventilation/AC, roofs at end of lifespan, signs of concrete failure, asbestos, no sprinklers, modular classrooms, and more). Apparently, there were 2 recent evacuations at the current middle school because of a gas smell. As someone put it, "it's harder to attract new residents to Concord when they find out we teach our middle school students in decrepit buildings and modular trailer classrooms". Also, educational standards have changed since the 1970s. Project-based learning and interdisciplinary learning skills are the core of 21st century learning in every subject, and they require a different style of teaching and a different, more flexible kind of building. This is from a flyer from 2019, regarding the need for a new middle school:

The town ballot vote (simple majority to pass) is all day on Thursday February 16th. Vote at your normal polling place. More info here.

The project cannot move ahead if the vote fails, since the new school Concordians approved by a wide and diverse margin twice at STM and once the ballot already can not be built for $102.8M. There is no alternate design, since creating another, new design would have added additional costs and delay to a project already over-budget. While some are saying a no vote will eliminate a tax increase, this is simply false. Remember, 95% of the tax implications associated with the new middle school were already-approved and legally binding in February 2022. This cannot be undone. Some are saying that we need to "draw a line in the sand" to teach the MSBC a lesson about going over budget and building an "excessive" school. Historically unprecedented and unforeseen inflation rate increases drove construction prices up and this necessitated cutting $4 million from the project, and approving up to just 7% more to move this 4-year effort over the finish line. The design has not changed! The 2/16 vote failing will cause a 6-9 month delay and an additional $5.5M in expenses, since the building will have to be redesigned and at least $11M in deep cuts to the plan made to try to get back to under $102.8M. Since cuts this deep (to an $87M construction budget) is almost impossible, there is a decent chance the entire project will collapse, as the professional firms hired to help us can no longer work on a design that is unfunded. This means the project starts over and will almost certainly will cost Concord taxpayers FAR MORE down the road, since construction costs will keep rising and operating the current dilapidated middle schools during this interim delay period costs taxpayers $11k- $16k PER DAY. A no vote will cost more. This FACT is why the Select Board, the Finance Committee, and the League of Women Voters ALL have have recommended a YES vote on 2/16. This chart shows the cuts and impact of the vote failing.

Yes. In February, 2022 voters in Concord approved up to $102.8M for the new middle school. The article passed by a wide and diverse margin of 95% (est) at the special town meeting. Then, at the ballot box, Concord voters approved this by a margin of 80%+. But material costs rose substantially and we can no longer build the school for this amount. Just as the price of most things in your life has gone up, so too have construction costs. Consumer prices were up 7.7% in 2022, through October and food prices were up 11%. Construction and the related materials needed to build a school rose even more. Yes. In January 2023, at STM, the town approved the increased amount of up to 7% by another wide and diverse margin of 85% (est). Three times the town has voted FOR this new middle school! One more vote to go! A contingency has always been included and remains in the budget. There is a cushion of roughly $4M - $6M, to account for higher than expected bids or if unforeseen construction issues arise. As such, if the bids are as-expected and if there are no unexpected construction issues, the project COULD cost FAR less than the $110M maximum authorization.

Yes. Other school projects are seeing cost overruns, for the same reasons we are. In fact, our current 7% total cost estimate overrun is below most other comps in the area. A quick Google search for "school project cost overruns Massachusetts 2022" will show many examples. Lowell High is now $38M over budget, on a $334M new High School. Andover is spending $151M on a new elementary school that is now $16M over budget. Stoneham is expecting big cost overruns to hit soon, on their $190M High School project. This article paints the overall picture very well, regarding cost escalations and rising interest rates. “The reality is we’re seeing things cost more and are more difficult to access not only on school projects but across the board - from fuel to labor and supply chain impacts on material and equipment." -Consigli Construction Vice President of Project Services Todd McCabe "During the Lowell High bidding window, according to the presentation, steel mill products were up 139% on average, lumber and plywood was up 64%, plastic construction products were up 40% and aluminum mill shapes were up 38%. Additionally, gypsum products were up 24%." - The Sun

Education has changed. This is a 50-year school and the old "bricks and bells" way of learning is now outdated. The best way to understand the Concord Middle School project Education Plan and Team Teaching is to read it. It is linked here. This plan was created, agreed-to, and passed by/with the Concord School Committee. The building will support the Education Plan and the Team Teaching approach by providing on-team, core classrooms for English, Social Studies, Math and Science for each of the three grade level teams. Here are some published Team Teaching Benefits to Teachers (source). Teachers can: see innovative practices spread responsibility encourage creativity deepen professional relationships build the school/setting culture and community allow specialization or strengths shine share the workload grow confidence in decision making share successes and failures and lift morale culturally enrich one another and learners step up in emergencies and can communicate with casual relief teachers effectively identify and set goals for professional learning needs. There are many benefits to students, such as observing teachers exhibit: different perspectives collaboration on a variety of tasks their strengths and interests, sparking curiosity and learning a respect for differences, interdependence, and conflict-resolution skills. Team teaching can also reduce learner-teacher personality issues. Students may also benefit from being extended in groups, while some may benefit from the attention given in small group instruction.

No. On a cost per square footage basis, we are paying LESS than many similar regional school building projects, at $616/sf. Andover is $624/sf. Stoneham is $741/sf. Westwood is $657/sf. We sit right in the middle of the comp chart, regarding cost. The current plan does not have bells and whistles. The building material assumptions are durable and easy to maintain but low cost and simple. Also note that $4M in cuts have been made by the MS building committee, to save additional money and reduce taxpayer burden. We are building a middle school for 700 students, to account for projected growth. Remember this is a 50 year school designed to facilitate a teams-based education plan that was approved by the School Committee at the beginning of this process. The building design, influenced by community input, features a full size gym and auditorium and will be as energy efficient as possible. It's also worth noting here that many in Concord do not care for the "stark" look and feel of CCHS and the new middle school was designed to not repeat this same mistake, by honoring a connection to nature in the look and feel, while still using low cost materials. This document shows where we sit, among other school projects, on a cost per square foot basis.

The fact that the school is Net Zero Energy Ready was specifically asked-for by the community and it also makes good fiscal sense, especially since this is a 50 year building. The successful (95% yes) February 2022 town meeting vote and ballot vote after included this binding stipulation, which makes this element mandatory. The CMS project committed to an energy efficiency target known as the Energy Zero Code (E-Z Code), a proposed code developed through a consensus process by experts across the construction industry in Massachusetts. In March of 2021, Governor Baker signed a Climate Bill that includes a provision to create a net zero stretch code for Green Communities. The expectation is that within roughly 18 months, a net zero stretch code will be in-place in MA. We do not want to build one of the last projects built under a soon-to-be outdated energy code. And, NZE is cost-effective. An initial feasibility cost estimate found that the energy efficient measures necessary to achieve the NZE Ready goal totaled just under $1M, or roughly 1% of the total project cost. It's finding of a 1% premium is in line with our expectations, as well as the findings of other projects (https://builtenvironmentplus.org/wp-content/uploads/2019/09/ZeroEnergyBldgMA2019.pdf). Furthermore, a preliminary analysis by SMMA found that this investment yielded a less than 10-year payback. The MSBC has set a prudent target that is fiscally responsible and delivers a wide range of valuable benefits to the building occupants, the School District, and the greater Concord community. The energy efficiency details that support the NZE Ready goal also provide a positive impact on indoor air quality, thermal comfort, building resiliency, and building durability. Clean solar power is a part of this plan and this is being done by CMPL. The solar installation will NOT result in any new taxes, but there will be about $27/year (just over $2/mo) added to your electricity bill to pay for the up-front costs.

This is a volunteer group of 18 community members. They have literally given thousands of hours and 3 years of their time to this project. Some have professional experience in the field. Meet them here. Superintendent Laurie Hunter is also on the MSBC, as is Select Board Chair Matt Johnson. They deserve our thanks. All meetings have been open to the public and public comment is welcome. All meetings are publicized and recorded and posted and input is welcome. Their charter: "The Concord Middle School Building Committee is charged by the Select Board to undertake a Feasibility Study to explore the construction of a single new Middle School Building to replace the two existing facilities. The Committee is also charged to begin the schematic design process for a new school building based on the findings of the Feasibility Study. Funding for the Feasibility and Schematic Design was approved under Article 14 at the 2019 Annual Town Meeting. It is anticipated that the Town will be asked at a later time to approve full design and construction funding for the new school and, should such funding be approved, the Committee shall anticipate serving as the construction oversight body as well. The Committee has final authority on all design decisions and will make recommendations to the Town Manager on all financial, contractual and schedule matters. The Middle School Building Committee shall be the point of contact for all community groups for all issues regarding the project. The Committee shall ensure community engagement throughout the planning and execution of the final design and construction. It is the expectation that there will be multiple opportunities throughout the process to solicit community feedback".

Yes. As is common and normal, we will borrow this money and pay it back, with interest, in the form of taxes. The total tax implications, at current rates, is just under $1200 per median household/year. NOTE: Since the town already approved $102.8M in February 2022 (and still need to borrow this), the increased burden to taxpayers for this 2/16 vote is only on the incremental difference (up to $7.2M), which equates to just $6/more/mo/median household ($73/year). Remember this is for the maximum total authorization and, of contingencies are not used, the actual cost of the school (and tax impact) will be lower. When we first voted in February, the total tax burden was lower, because interest rates were lower. Good news: Inflation appears to be flattening and interest rates could be coming down. This will bring down the tax impact as we restructure the debt/borrowing (refi) to take maximum advantage of lower rates. No one likes to pay more in taxes, but the current decrepit middle schools will cost us all an estimated $40M-$60M+ over the next 10 years in maintenance alone. A new middle school will benefit 50 years of Concord students and their families (who are currently in outdated or modular classrooms, dealing with peeling paint, gas leaks, busing between 2 campuses, etc.). There are town tax abatement and assistance programs in-place for seniors on fixed income or others unable to pay. There is a fund set-up for this purpose. Please consider donating to this fund, if you are able. ____________________________________ Note: Correction: At the November 17 FinCom meeting, the chair explained that $5M was available to help with the impact of the new taxes. This was misinterpreted to mean that the tax relief fund had $5M in it and we posted this on this website. (In fact, it was in regard to how the town could use funds to help change the borrowing rate and flatten the tax impact). We have since learned that there is $200,000 in the tax relief the fund and regret our error and have updated this website to reflect.

They very well might have. Every three years, the town reassesses property values and makes property tax adjustments based on this triannual reassessment. It is unfortunate that the timing worked out so that this vote coincides with these increases, but this is purely coincidental. Regarding property tax rates: Concord has a current 2023 property tax rate of $12.96 per $1000 of value. This is a DROP from 2022 and below the state average. More information here. The average 2023 MA town property tax rate is $14.34 per $1000 of value. For comparison: Acton is $17.56. Maynard is $18.97. Carlisle is $14.15. Source.

Interest rates have increased. This is a bond, so we borrow this money and have to pay the principal and interest (just like any loan). Simple as that. There are some recent positive economic signs that inflation is slowing down, so the tax impact may be lower than some are predicting.

Yes. Because estimators indicated total costs were going to likely be 7% higher than expected ($6M over or $109M total), the 18-member Middle School Building Committee (MSBC) met for approximately 30 hours, making cuts (called value engineering). In total, they have cut $4M from the project, on items ranging from removing the wooden bridge that would have connected the levels to eliminating the bleachers/seating from the gym. The height of the gym ceiling was lowered by 5 feet and 15% was cut from the AV plan. Environmental wall graphics were also cut, along with many other design/construction elements. The Select Board and Finance Committee pressured the MSBC to make even deeper cuts, yet these cuts were not voted for, to honor the social contract made with voters who voted overwhelmingly for the school as-designed, and as presented in February 2022, and to be sure the Education Plan for our students that drove the design (as created and approved by the School Committee) was adhered-to. This design/project was re-affirmed by voters at STM again in January 2023, when they voted for the additional funding. Currently, the only way to build the building for the $102.8M approved in February 2022 would be to radically alter the design and cut features, meaning the Education Plan would not be followed, a far-smaller (or no) Gym, a far-smaller (or no) Auditorium, and the building would likely no longer be net-zero energy ready (all elements vigorously fought for and litigated by our community at earlier stages in the project). Another $11.8M would have to be cut from the current (already twice approved) design, in addition to the $4M in cuts already made. And new fees of $5.5M would be incurred. All while construction costs keep-rising during the 6-9 month delay that a failed vote would cause. This document shows these details:

In order to keep the project on-schedule and to avoid even higher costs, the architectural firm set a deadline with the MSBC, so they could complete the architectural design plans and allow the project to move to the 90% documents complete stage and then on to bidding. This deadline was October 27, 2022 and over 30 hours of value engineering (cuts)( meetings took place prior to this cutoff. Put differently, if things are being endlessly removed and changed and revised, the architects can never finalize the design - something 100% needed for accurate estimates and construction bids. In a building as complex as a school, all things are tied together, so removing one thing impacts other things. The MSBC has identified "deduct alternates", if the bids come in high. These are planned-for cuts to the building that will be triggered automatically, if needed.

The town of Concord applied 4 times for MSBA grants (Massachusetts School Building Authority) to help with this project and was denied. The MSBA's grant program is a non-entitlement, competitive program, and grants are distributed by the MSBA Board of Directors based on need and urgency, as validated by the MSBA. Waiting for responses takes time and can delay a project and mean fees and interest rate increases that can actually offset the benefit of getting the grant. Only about 20% of applicants get help with school projects and the grants typically only help with a fraction of the total cost. Taking MSBA money (even if a grant was approved, which it was not) also means certain restrictions are placed on the education plan/design/project. Last year, there were 85 applicants and 12 were awarded money. This was all decided about 2 years ago (Before Design) in the process and there is not a path to re-apply for MSBA funds now, unless we want to start over with a new design and, even then, there is no surety any MSBA grant money will be awarded to Concord to help offset costs. In fact, it is highly unlikely. Even if we were to start a new design and even if you assume we would get grant money, all the $$ millions in soft costs we have already paid for schematic design, etc would be lost, not to mention the violation of the social contract made - when the town voted FOR the project (as presented) by a wide and diverse margin in February, 2022 and again in January of 2023.

A failed vote would not "cancel" the project, technically. But it is virtually impossible to see how we could cut $11M out of an $80M construction budget and still have anything close to the school that was voted for in February. Remember, the design already includes $2M in cuts, plus another $2M in cuts made in October (including the bleachers in the gym, for example). The vote failing also means we incur $5.5M in new/additional fees for a redesign process that have not been budgeted-for, plus we would be subject to the ongoing whims of inflation and material price increases during the 6-9 months it would take to (try to) redesign the building down to the old $102.8 number. Plus you have to factor in another 6-9 months of down the drain maintenance costs that the town will incur on the current dilapidated middle school buildings. It is easy to SAY a no vote would save us money, but this is simply not accurate. Remember: All of the "big ticket" elements of the building that would have to be cut (gym, auditorium, net zero energy efficiency) were litigated vigorously during 2-3 years of public forums and sessions, which is why they were included in the design we voted for at STM in February, 2022 and again in January of 2023, both times by a wide and diverse margin.

This is very unlikely to happen, as the 90% estimates were $109M. Also, the $110M number includes $2M in bid contingencies and $4M in construction contingencies, to protect the project from these kinds of overages. There is a good cushion..... The bigger concern is if the 2/16 ballot vote fails. The project cannot move ahead without funding. We likely would be set-back at least 6-9 months and incur another $5.5M in additional expense, and we'd have to try to redesign the school to cut $11M+ more from the project, to try to hit the already-approved $102.8M allocation. During this delay, construction costs will keep rising, adding even more cost to the project, while we pay $11K - $16K per day to operate the decrepit current middle school(s). A no vote will cost more than a yes vote.

The CCHS project did cost less (under $100M). But that was then (approved by voters in 2011), this is now. This is a false equivalency argument being used by some to try to derail or delay the new middle school project even further. Apparently, the CCHS project had many budgetary problems and was marred by controversy, as touched-on in this Boston Globe article and this story in the Patch. While the CCHS project was on-budget, decisions were made to keep costs down that have cost the town more later. Some of these "cost savings" are still being fought over/for, 10 years later! For example, the playing fields were not funded and money had to be raised privately. The parking lot paving was not funded adequately and this has been an ongoing problem (money is only now being appropriated to finish the job). The concessions stand and bathrooms for the lower fields were never built (note the porta-potties). Almost a decade later, we are still paying for "cost savings" and CCHS students have been short changed in this interim period. This should be a lesson to all-involved regarding penny wise pound foolish decisions. For comparison, regarding construction prices today (versus 2011), the Lowell High School is currently being renovated for $300M. Simply stated, school construction costs have risen dramatically since CCHS was built. It's also worth noting that many in Concord do not care for the low-cost-related "stark" look and feel of CCHS and the new middle school was designed based on feedback regarding not repeating this same mistake, by honoring a connection to nature in the look and feel.

Yes. The Building Committee has been committed to a transparent, collaborative process. Since its inception in July, 2019, the committee promoted and hosted multiple Community Forums and over 20 Listening Sessions with town committees and organizations (and any members of the public who wish to attend). The website, found at www.cmsbuildingproject.org, has a TON of information, and Building Committee Reports are posted regularly. The Building Committee itself is a group of volunteers and anyone could have involved themselves in this process. Building Committee meetings are all open to the public (including public comment periods) , and anyone interested is encouraged to subscribe to their distribution list for regular updates and meetings here: https://www.cmsbuildingproject.org/contact.

Yes. The current Middle School staff have also been highly involved in the building design process and will continue to be involved. Early in the process, the staff participated in programming interviews and participated in the writing of the Education Plan. The design team went back to the staff to discuss the space summary after its initial development, obtained feedback and asked questions. The staff receive routine updates from the administration as part of their staff meetings, and the design team will be scheduling another round of interviews with staff during the Schematic Design phase and subsequent Design Development phase---each time with an increasing level of detail being discussed and input solicited. School Superintendent Dr. Laurie Hunter is on the MSBC and has attended nearly every one of the hundreds of meetings in this subject, since the project started 4-5 years ago. Every step of the way, she has steadfastly advocated for students by supporting the agreed-to Education Plan (that drove the design of the new school) and voted against deep cuts that would have negatively impacted students and educators.

New school buildings frequently attract businesses to a community and increase property values. The building will also be available for community use. Not to mention the benefits to attending children and educators. A new middle school, with its energy efficiencies, consolidation of two buildings, community space, and added sub-separate special education programs, is expected to reduce operational costs (of the current 2 campuses) from what they are today. Also, you/we are going to pay $42-$61M (est) in maintenance and transportation over the next 10 years, just to keep the 2 current dilapidated middle school(s) functioning. This is taxpayer money down the drain, as a new school WILL be required at some point soon. Regarding the 2/16 vote, you can save the town money by voting YES. Every committee in town that has looked at this matter, including our Select Board and the FinCom has recommended a YES vote, for this reason.

Yes. In fact, it is essential and the MSBC welcomes public involvement in the process! Join them in any or all of the following ways: Attend their meetings (Meeting dates and agendas can be found here: https://www.cmsbuildingproject.org/meeting-agendas-minutes/cmsbc-committee Attend our upcoming Community Forums. Watch recordings of all meetings and forums (including votes on cuts): https://www.cmsbuildingproject.org/meeting-videos Join our Subscriber List for regular updates: https://www.cmsbuildingproject.org/contact Email the entire committee with thoughts or sentiments of support at msbc@concordps.org You can also help the 2/16 vote to pass by Taking Action.

Simply put, VOTE YES FEB 16! Educate yourself on the issue and GET INVOLVED! If you want to help ensure this ballot vote passes, start spreading the word about this website and tell your friends, tell all you know, to VOTE 2/16!