North Windham committee trims community center plan to about $12.5–13 million, dropping pickleball courts and gym AC

A project committee reviewing plans for the proposed North Windham community center advanced a value-engineered option that would reduce the previously cited $18,750,000 guaranteed maximum price (GMP) to roughly $12.5–13 million by removing or scaling back several program elements.

The change would eliminate a planned 3,000-square-foot addition and drop features including outdoor pickleball courts, an inclusive playground hardscape and a large entry plaza. Presenter (S5) said the committee-approved design concept’s GMP was "18,750,000" and that the value-engineered "middle of the road" approach aims to get the project back toward earlier budget expectations by stripping nonessential elements.

Why it matters: the value-engineered plan preserves the building’s core systems (roof, sprinkler, HVAC and electrical) while cutting items that generate large grading and stormwater costs. Presenter (S3) said removing a wrap-around drive and east-side parking area avoids extensive fill, wetlands disturbance and an expensive subsurface stormwater system. He said the VE approach keeps the existing parking perimeter and provides roughly 163 parking spaces, above the stated 145-space requirement.

What presenters proposed: among the largest scope changes, the team suggested keeping existing window locations rather than removing and resetting all windows; that choice reduces demolition and framing costs but requires reworking interior office and library layouts. The package also trims the canopy and scales back a proposed glass-enclosed mezzanine on the gym to a less costly retractable net. Presenter (S3) said the gym would receive replacement heating/ventilation units but would "not be air conditioned" under the VE plan; three program spaces, the council chamber and some office areas would retain air conditioning or upgraded ventilation.

Costs and next steps: presenters estimated roughly $100,000 in additional design cost to rework the two-story wing to fit existing window locations. Committee members asked staff to model the mill-rate and bond impacts of a $13 million versus an $18.75 million bond and to provide a cost breakdown for the playground items (requested by Committee member, S6). Presenter (S5) said finance staff are preparing options about using available fund balance to lower the bond or mill-rate effects.

Quotes and exchanges: "18.75 was the full amount for that — that is a GMP number," Presenter (S5) said when discussing the original design budget. Presenter (S3) told the group the value-engineering approach removes the pickleball courts and related stormwater and regrading work to reduce cost: "So the pickleball courts go away… that extra storm water system is no longer needed." Committee members pressed on accessibility and senior needs if the town-hall entry must shift; Presenter (S3) said a covered bridge from the rear parking lot and accessible parking spaces can provide a route to the town-hall counter, but some users would need to use an elevator if the bridge connects to the second floor.

Open questions and timeline: presenters said they will provide a breakdown of playground costs and that the VE packet will be refined before the full council sees the plan. The committee scheduled the item for discussion at next Tuesday’s council meeting and asked staff for bond/mill-rate impact scenarios; no formal motion or vote was recorded in the committee meeting transcript.

The committee adjourned after agreeing to review the revised packet and to bring the value-engineered options and financial scenarios to the full council for direction.