2025 State of our Facilities

 

Executive Summary: Facilities Assessment for Hamilton-Wenham Regional School District (Presented 1/16/25)

This Facilities Assessment provides a comprehensive overview of the physical condition and operational effectiveness of the Hamilton-Wenham Regional School District facilities and builds on the information provided in the 2022 State of the School Facilities Report. This report responds to concerns regarding safety, accessibility, and overall functionality by identifying key issues. These issues can directly impact the learning environment for students and staff. This report provides recommendations aimed at addressing the most pressing needs and ensuring that the district’s facilities meet the educational mission and long-term goals of the community.

Key Issues Identified:

1. Accessibility:
   • Inadequate access for non-ambulatory occupants at the main entrances of Buker Elementary, Cutler Elementary, and Winthrop Elementary.
   • Non-compliant school entrances, exits, bathrooms and fixtures across the district.
2. Mechanical Systems:
   • Inoperable boilers that service Miles River / Regional High School need to be replaced.
   • Lack of cooling capabilities and building automation systems across the district should be addressed.
3. Safety and Security:
   • Outdated fire alarm and suppression systems at all Elementary schools require upgrades.
   • Insufficient operational security systems across the district put the security of our facilities at risk.
4. Roof and Structural Integrity:
   • Aging roofs needing replacement at the High School, Middle School and Buker.
   • The Deteriorating condition of doors and windows needs to be addressed across the district. 

Buker Elementary

The Buker Elementary School is a 44,700 square foot masonry building constructed in 1953 with an addition in 1955 and 1989. The school is located on 7.13 acres, adjacent to the Central Administration building, which houses the district offices. Typical classrooms are generally adequate in size ranging from 900-1000 sf. There appears to be adequate space for supporting subject areas including art and music, while other support areas are short on space and cramped. These include the main office, teacher workroom, toilet rooms etc. The library and technology lab are undersized for modern-day  design standards.

• Buker Elementary School is in Wenham, MA on School St., in a relatively thickly settled residential neighborhood. The school site is approximately 7.13 acres.
• The Primary entrance is located at the center of the field, down the long walkway that abuts to the large multipurpose field.
• The lack of adequate storm drainage in the parking lots and exit drive create a hazardous condition for pedestrians and vehicles.
• Asphalt walkways, and the road rear of the school are crumbling or are damaged by tree roots, and in need of replacement/repair. Partial replacement of the roadway was completed in Summer of 2024 to improve the roadway and improve drainage, from where bus drop off occurs to the junction of Perkins Street.
• Staff parking lot was replaced in Summer of 2024.
• Several trees around the property need to be removed.
• Multipurpose field will need to be reseeded in Spring of 2025.

Envelope

• The brick-and-mortar construction needs repair in several locations, with precast concrete sills. Repairs made behind cafeteria Fall 2024, with the installation of Bollards to protect the back of the school from delivery trucks / plows.
• Exterior doors need replacement and repair due to frequent mechanical issues.
• The roof needs replacement – shingles have a few years left; however, the flat rubber roof is constantly leaking and past its useful life. Recommend that we pursue this through the MSBA ARP.
• Several glass/ glazing repairs are required.

Accessibility

• Majority of entrances and egresses, including the main entrance, are not accessible to non-ambulatory occupants. A concrete ramp is provided at door # 14 to allow travel from marked handicapped spots to the building. Major site reconstruction would be required to add ramped access to other doors.
• Restrooms do not all have required clearances, fixture heights, and other requirements to comply with ADA.
• The stage is not accessible. A platform lift is recommended.
• Doors do not meet the minimum requirements for width for ADA.
• ADA operated doors missing throughout the school.
• All knob style door hardware should be replaced with lever set hardware.
• Many drinking fountains are dated and in need of replacement.

Mechanical

• In 2014, the building’s two original boilers, as well as the boiler in the 1965 addition, were replaced by Three high efficiency condensing natural gas boilers.
• This project did not address the remainder of the building’s HVAC system, which remains original to the building. The heating system consists of a hydronic loop feeding only unit ventilators.
• Miscellaneous spaces are served by unit heaters, radiators, and convectors.
• Most hydronic valves in the classrooms do not show signs of leakage and corrosion. MPR has a rooftop HVAC unit, which supplies heat.
• There is no building automation tied in with the building. Recommend installation of automation to save on energy cost. Currently, we do not have a contract in place with a vendor for support.

Electrical and Fire Safety

• The building's electrical service is rated 600 Ampere, 208Y/120 volt, three phase, four wire and is provided by pole mounted utility company transformers located in the parking area near the cafeteria. Based upon a usable square footage of 34,800 sf the total watts per square foot available are 6.2. This total is below the industry standard for an Elementary school which if designed today would have no less than 10 watts per sq. foot available to accommodate lighting, power, mechanical and miscellaneous loads.
• The electrical distribution equipment installed throughout the building varies by manufacture and renovation date. Some appear to date back to original building construction.
• The existing fire alarm system within the building is manufactured by Notifier, 600 series. It is a sixteen (16) zone non-addressable system and appears to contain three spare zones. It should be noted that the system does not contain provisions for voice evacuation which is a requirement for new schools. The system is past its useful life expectancy and should be replaced.
• Building has been wired for the installation of a generator. As this is the safety shelter for Wenham residents, recommend installation of a generator.
• Large amounts of clutter in the basement have increased the fire load and must be removed. This is an ongoing finding from the Wenham Fire department. One clean out was completed over winter break 2024, however more needs to be done to lower the fire load.

Plumbing

• A two-inch domestic water service enters the building below grade at the floor of the basement level. There is an existing two-inch water meter that is in good condition. Natural Gas serves the building through a single outdoor meter located adjacent to the gymnasium.
• The existing drinking fountains are outdated, and do not meet current ADA codes. Recommend replacement to water bottle fill stations.

Security

• Security system is not actively being used for the school. Panel needs to be moved to a better spot for ease of arming / disarming system.
• Security cameras have blind spots. Recommend we install additional devices to cover blind spots.
• Many blinds in the classroom are unserviceable and recommend replacement. Replacement shades for kindergarten classrooms are in process.
• The PA system for school is past its useable life and there are many spots where announcements cannot be heard. Estimates for repair / replacement have far exceeded allotted monies set aside. Recommend replacement.
• Recommend a security audit / study be conducted for the site.

Finishes and Equipment

• Interior walls are constructed of four-inch cinder block with four-inch by four-inch glazed tile wainscot at the corridor of the original building and twelve-inch glazed tile wainscot at the additions.
• Painted cinder block walls at the classroom are in good to fair condition. Some wall areas around sinks in classrooms need repair due to repeated wetting; walls could use a coat of paint.
• There are wood framed openings for large, wired glass openings and wood door transoms and sidelights. There are also borrowed lites high between the corridor and classroom. Some are original to the building and in very good condition.
• The music room has acoustical panels glued to the walls.
• Toilet rooms have four-inch by four-inch glazed tile wainscot with painted cinder block above.
• Most classroom and corridor spaces have twelve-inch by twelve inch glued-on perforated acoustical ceiling tiles. These are in poor condition, and the section below the rubber roof continues to be damaged during rain / snow events. Recommend replacement of twelve inch by twelve-inch ceiling tiles as part of the roof replacement project.
• Some rooms, including the cafeteria, have suspended acoustical ceiling tile and grid in good to fair condition.
• Each classroom has plastic laminate counters with sinks and cabinets in fair condition. Some older natural-finished cabinets are worn at the base, and finish should be renewed.
• Dry erase boards are in good condition. Open wood cubbies are located on corridor walls and are in good condition. Kitchen equipment appears to be well maintained.
• All asbestos containing floor systems should be removed and replaced. Over Summer 2025, an abatement took place in classrooms 5, 13 and 15 to remove floor material. 3600 sq ft were removed.
• Recommend the installation of a custodial mop sink.

Cutler Elementary

The Cutler Elementary School is a 45,800 square foot masonry building constructed in 1951 with modular classroom additions in 1952 and 1956. In 1992, the Whittier Wing was added which houses kindergarten classrooms and a gymnasium. The school is grades K-5.

• The Cutler Elementary School is located on 237 Asbury Street, in Hamilton.
• The school site is approximately 11.5 acres and is located within Zone X (areas of minimal flooding) within the Flood Insurance Map. Ledge is visible on site which could impact feasibility.
• The facility lacks adequate and accessible travel paths from egresses throughout the property.
• Perforated pipe was installed to address some site drainage issues in the early 2010’s.
• Solid waste and recycling dumpsters sit prominent by the main entrance, and near recess areas and travel paths. A relocation and proper pad with fencing is recommended.
• Asphalt and concrete in various areas around the facility need repair. The worst spots are the parking area, bus loop and main entry.

Envelope

• Exterior doors are in fair to poor condition.
• Roof was replaced on areas constructed in 1960’s through MSBA ARP. Replaced roof is in good condition.
• Roof shingles on sections of the sloped roof area and the gymnasium should be replaced as part of a major renovation project.
• Fascia and trim throughout the building needs to be reconditioned or replaced.
• Various sections of masonry should be repointed as part of semi-annual.
• Windows are in fair to poor condition throughout the facility. Seals have broken throughout causing moisture issues inside.

Accessibility

• Most of the facility’s entrances and egresses are not accessible to ambulatory occupants.
• A concrete ramp is provided at door # 14 to allow travel from marked handicapped spots to the building. Ramp needs repairs.
• Restrooms do not all have required clearances, fixture heights, and other requirements to meet ADA requirements.
• All knob style door hardware should be replaced with lever set hardware.
• Lift chair has been taken out of service by the state and requires repair or replacement.
• Ramps throughout the school do not meet ADA requirements or building code. Recommend replacement.

Mechanical

• Two high efficiency boilers and pumps were installed in 2011 through an MSBA renovation project and are in good working order. A third was added in 2023.
• Classrooms are provided heating and ventilation with a mix of rooftop units (modulars), fin tube radiators and energy recovery units (1960’s section), and unit ventilators (1992 section).
• Cafeteria and Gymnasium heating and ventilation are provided with heat and ventilation with air-handling units. Many parts are still available for repairs. However, these units provide no cooling capabilities in warmer months.
• Temperature, ventilation controls, and occupancy schedules are serviced by a direct digital controls system. This allows for remote monitoring. The controllers and software need to be upgraded from Windows XP based to a current operating system. Support for Windows XP is discontinued and could lead to data privacy issues. There is no contract in place for service for the building automation system.

Electrical and Fire Safety

• The building's electrical service is rated 400 Ampere, 208Y/120 volt, three phase, four wire and is provided by National Grid Electric. Based upon a usable square footage of totals 42,050 sf the total watts per square foot available are 3.4. This total is below the industry standard for an Elementary school which if designed today would have no less than 10 watts per sq. foot available to accommodate lighting, power, mechanical and miscellaneous loads.
• The electrical distribution equipment installed throughout the building varies by manufacturer and renovation date. Some would appear to date back to original building construction.
• Recommend a full survey and load test of the building's electrical system.
• The building does not have a generator.
• The fire alarm system is outdated and is considered a conventional/zoned system. A new fire alarm panel was installed in 2020. Recommend upgrading the fire alarm system.
• The building is partially protected by a fire suppression system. Recommend additional fire suppression be installed to cover the school.
• Fire suppression system has many reported deficiencies and needs repair.

Security

• Currently there is no alarm being monitored in the building. Recommend the installation of an alarm panel and this start being monitored.
• The PA system is past its useable life and needs to be replaced. Many areas cannot hear announcements.
• Recommend a security audit / study be conducted for the site.

Plumbing

• The facility lacks adequate drinking water stations.
• Wastewater systems including septic and grease traps are recommended to be assessed by an engineering firm.
• Classroom sinks and fixtures are original to the building and need replacement.
• Restroom fixtures need replacement.

Finishes

• Flooring throughout the building is a mixture of VCT, carpet, and ACT. ACT is maintained and inspected under AHERA guidelines. However, full abatement of ACT should be considered. Repair of VCT throughout the building should be considered.
• Concrete flooring was used in the main classroom wing corridors.
• Carpet in the mod-wing corridor is in poor condition and should be replaced.
• Wood cubbies are installed and are in good condition.
• Acoustical challenges persist due to the lack of ceiling tiles in classroom spaces.
• Desks were recently purchased to respond to COVID-19 distancing protocols. Group tables are in storage. Update – Desks are in storage and tables are back in classrooms.
• Walls in corridors are a type of painted laminated vinyl. This is in poor condition.
• Walls in classrooms are in fair condition.

Winthrop Elementary

The Winthrop Elementary is a one-story school which was originally constructed in 1958-1959 with classroom wing addition that was built in 1965-66. It was designed by the notable architectural firm Hugh Stubbins & Associates and is a significant example of the mid-century modern architectural style. The 1965 classroom wing addition has the same exterior building materials and design of the original building, but for what appear to be budgetary reasons, took a different approach to several elements: the interior design of the corridor walls is different (although the same design of cubbies was used), the ventilation system is different, there are no skylights, and it was built with separate boiler room. There was a library/media center addition in the back of the school in 1989.

• Winthrop Elementary School is located at 325 Bay Road, in South Hamilton, MA on Bay Road (Route 1A), a minor arterial roadway with one lane in each direction. The school site is approximately 14.8 acres located within an R-1A Zone in downtown Hamilton and is surrounded by Patton Park on the north, residential neighborhoods on the east and commercial land uses on the west.
• Winthrop sits within Zone X (areas of minimal flooding) on the Flood Insurance Map.
• The facility lacks adequate and accessible travel paths from egresses throughout the property.
• The facility lacks adequate parking for faculty and staff.

Envelope

• The single-story structure is founded on traditional spread footings with a concrete slab-on-grade at the first level. There are minor localized cracks at some column bases at the original building, where it appears that repairs/patching have been done in the past.
• The roof framing is comprised of glulam bents and arche supporting wood purlins and wood decking. The bends are supported on steel HSS columns which are exposed at the cafetorium and wide flange columns along the corridor locations.
• Glulam girders continue over these columns, cantilevering beyond the exterior wall with a tapered exposed wood beam.
• Exterior doors and windows are in fair condition. These were replaced in 2015 through MSBA’s ARP. Minor repairs to be addressed through typical operations and maintenance activities.
• Various sections of masonry should be repointed as part of semi-annual maintenance operations.
• Inadequate lighting around the exterior of the building, recommend that outdoor lights be installed on timers.

 Accessibility

• Entrances and egresses, including the main entrance, are not accessible to non-ambulatory occupants. Update – an ADA ramp was added to the exterior entrance that leads to the main playground.
• Major site reconstruction would be required to add permanently installed ramped access to all doors.
• Restrooms do not all have required clearances, fixture heights, and other requirements to meet ADA requirements.

Mechanical

• In 2014, the building’s two original boilers, as well as the boiler in the 1965 addition, were replaced by two high efficiency condensing natural gas boilers as part of the MSBA ARP. This project did not address the remainder of the building’s HVAC system, which remains original to the building.
• Classrooms are provided heating and ventilation using a mix of unit ventilators and air handling units.
• The entire air side mechanical fleet is past its useful life and needs replacement. These units provide no cooling capabilities in warmer months.
• Cafeteria and Gymnasium heating and ventilation with air handling units. Many parts are still available for repairs. However, these units provide no cooling capabilities in warmer months.
• Temperature, ventilation controls, and occupancy schedules are serviced by a pneumatic control system controlled by mechanical time clocks. This does not allow for remote monitoring and requires frequent maintenance to calibrate and adjust for occupant comfort. Recommend the installation of building automation to allow for remote monitoring and energy savings.
• HVAC Splits in the Library no longer function.

Electrical and Fire Safety

• The building's electrical service is rated 600 Ampere, 208Y/120 volt, three phase, four wire and is provided by National Grid Electric. This power supply works out to be 4.9 total watts per square foot, which is below the industry standard for a new elementary school of 10 watts/sf. The main service and metering equipment are located within a corridor off the main kitchen. The main distribution panel is a General Electric, Spectra series dating back to the late 1980’s.
• Electrical infrastructure is inadequate and past its useful life. Impacts to the learning environment occur via tripped circuits and inability to add any equipment with a significant load. It is recommended that a full survey, including a load test, of all electrical connections is recommended by a licensed electrician or engineer.
• There is no generator onsite.
• The fully code compliant fire alarm system and fire suppression system was installed in 2019. Update – Numerous issues found during the yearly sprinkler system inspection that need to be addressed.

Security

• Currently there is no alarm being monitored in the building. Recommend the installation of an alarm panel and this start being monitored.
• Recommend a security audit / study be conducted for the site.

Finishes

• Floors are mostly Vinyl Composition Tile (VCT) approximately 30 years old, there are some areas where the original Vinyl Asbestos Tile (VAT) is still in place either exposed or under VCT. Classrooms vary with carpet or VCT, but both are in generally good shape.
• The corridor walls and classroom dividing walls in the connector classroom wing have plaster finish with most likely a CMU block behind it. The Multi-Purpose Room (MPR) appears to be maple wood panels and solid wood trim. The MPR and classroom wings have continuous wired glass, which allows natural light from skylights to enter the rooms.
• Offices adjacent to the multipurpose room have sheetrock and stud partitions, and maple wood panels.
• The Gym has vertical wood siding at each end and CMU block up to the top of door height. Wood panels appear to be in good condition, except where subject to daily use, such as doors.
• Throughout most of the building, the ceiling is tongue-and groove wood plank, with a clear finish. In some locations, a portion of the wood plank ceiling is covered by acoustical panels that have been surface mounted to the planks.
• VCT in classrooms appears to be in very good condition, however the VCT in corridors have joints separating and lifting. Walls are primarily constructed of metal studs and sheetrock, which are generally in good condition. This portion of the building also has wood plank fastened to the underside of the roof structure, except that the wood appears to be a soft wood with a darker stain. 1’x1’ acoustical ceiling tiles are surface mounted to wood planks.

Middle and High School

The Hamilton-Wenham Regional High School is located at 775 Bay Road (State Route 1A) in Hamilton, MA. Bay Road is a minor arterial roadway, which extends in the north-south direction with one lane of travel in each direction. The school site is surrounded by both residential and recreational land uses. The use of this building is only for educational purposes. The site is shared with the Miles River Middle School, which is connected to the High School through the Gymnasium and Library area.

Athletic field is under major construction, which will be ready for the 2025-2026 school year.

Envelope

• Middle School windows on the front side of the middle school were replaced. Rear windows are in poor condition and need replacement.
• Doors in both facilities are in fair condition. Minor electro-mechanical issues have been prevalent this year.
• Roof on high school is in the MSBA ARP process for replacement. Middle school is eligible in 2027 and is near the end of its usable life.
• High school windows need resealing and repainting in areas.

Accessibility

• Elevators are required for travel between MS and HS.
• Two story elevator is used for floors 1 and 2 at the MRMS.
• Limited use limited application elevator is used to access the Gymnasium area from HS and vice versa. Recommend that we investigate replacement of this elevator.

Mechanical

• The heating system consists of a hydronic circulation loop which feeds unit ventilators, air handling units, fin tube heaters, and cabinet heaters.
• Air exchange is provided by unit ventilators, rooftop exhaust fans, and air handling units. Science classrooms have locally controlled exhaust in addition to the building systems. Air conditioning is sporadic throughout the facility, mainly in large spaces and administration spaces. The controls for the HVAC system were updated in 2018 from a pneumatic system to DDC only for the High School areas. Middle School areas remain on pneumatic temperature controls.
• Classrooms are provided heating and ventilation with unit ventilators. Many parts are still available for repairs. However, these units provide no cooling capabilities in warmer months.
• The three boilers used to heat the middle school and high school are all past their usable life and are inoperable. Affiliated Engineers Inc has been engaged to help design new, high efficiency boilers as well as repair of the AC unit over the library. Work spec to be provided to the district in February 2025.

Electrical and Fire Safety

• Electrical service is 3000 Ampere, 480/277 Volt, three phase, four wire provided by National Grid. The main transformer provides power for both the Miles River Middle School and the Hamilton-Wenham.
• Regional High School lighting in hallways and gymnasium was retrofitted to LED in 2020.
• The Middle School and High School have a common addressable fire alarm system that was installed at the time of the MRMS construction. In 2019, these were upgraded to Fiber/GSM communication as part of a District-wide conversion.
• Upgrades to theater lighting controls took place over summer of 2024. Improvements to the lighting fixtures is recommended.
• Science labs require increased capacity for various components.
• A full survey, including a load test, of all electrical connections is recommended by a licensed electrician/engineer.
• Fire suppression system has several sprinkler heads that were recalled back in the early 2000’s. Vendor has been engaged for replacement.
• The fire alarm system is an addressable system. Software upgrades are needed through normal O&M.
• The middle school and high school have an operating generator.

Security

• Currently there is a partial alarm on the system located in the high school. The middle school is mostly unprotected. Recommend the installation of a panel in an accessible area in the high school, and a sub panel in the middle school. Alarms should be tied together.
• Shades throughout need to be replaced.
• Recommend a security audit / study be conducted for the site.

Finishes High School

• There is a mix of Vinyl Asbestos Tile and Vinyl Composite Tile throughout the building. Asbestos containing tiles are monitored as part of the 6-month AHERA surveillance audit.
• Library, offices, and other small areas have carpeted floors.
• Restrooms have ceramic mosaic tile installed, and the kitchen has quarry tile installed. Gymnasium has a maple flooring system installed. Stairs have rubber dimpled treads.
• Walls throughout the building are constructed of cinder block or plaster on lathe, except for high traffic areas and restrooms that are mosaic ceramic tile. Wall tile in corridors has been painted to refresh the appearance throughout the years.
• Ceiling tiles throughout the facility are damaged by ongoing roof issues.

Finishes Middle School

• Most of the flooring throughout the facility is Vinyl Composite Tile and is in good condition.
• Library, offices, and other small areas have carpeted floors.
• Restrooms have ceramic mosaic tile installed, and the kitchen has quarry tile installed.
• Walls throughout the building are constructed of cinder block or GWB, except for high traffic areas and restrooms that are mosaic ceramic tile. Wall tile in corridors has been painted to refresh the appearance throughout the years.
• Parking lot resurfacing recommended, after the completion of the Athletic field project.

References

2022 State of the School Facilities Report

District Facilities and Operations Reports

Glossary of Terms for School Planning & Design

HWRSD Demographic Study 2013

Visioning Sessions Report, October 2013

2010 D&W HS Auditorium Feasibility Study

2010 D&W HS Auditorium Feasibility Study Appendix

Operational Audit

CMC Report - Building Maintenance Costs

2011 D&W Facilities Study: Part I

2011 D&W Facilities Study: Part II

2011 D&W Facilities Study: Part III

2011 D&W Facilities Study: Part IV

2008 D&W Space Needs & Demographic Study

2008 D&W Section I & II

2008 D&W Section III, Part I

2008 D&W Section III, Part II

2008 D&W Section III, Part III

2008 D&W Section IV, Part I

2008 D&W Section IV, Part II

2008 D&W Section V

2008 D&W Section VI

2008 D&W Section VII

2008 D&W Section VIII

2021 HWRSD Enrollment/District Master Schedule

Massachusetts School Building Authority

MSBA Science Laboratory Guidelines

MSBA 2016 School Survey Report

MSBA 2016 Space Guidelines Presentation

2021 State of our Schools Report (21st Century School Fund, International Well Building Institute, National Council on School Facilities)

Architecture 2030

MAPC “Use a Performance Contract for Municipal Efficiency Projects”

A History of Wenham Schools

A History of Hamilton Schools