The Former Castleton Village School and Article #36 on the ballot
FORMER CASTLETON VILLAGE SCHOOL INFORMATION FOR VOTERS PRIOR TO MARCH 7th
I would like to take an opportunity to address Article 36 on the Castleton ballot. The question of whether to keep the former CVS and fund the annual operating costs has become hot topics for the Town of Castleton. We have a long and colorful history of controversy. For those who have been around for a few days, they may remember and appreciate the passion residents have expressed over controversial decisions in the past. It is my intent to provide factual information in reference to Article 36 that may assist voters who will be voting in person on March 7th to make an informed decision as they ponder a “yes” or “no” vote on certain ballot articles. Ballot Article #36 is asking “voters to appropriate the sum of $90,519 for the annual operating costs of the former Castleton Village School so it can be used for recreation programming.” To be clear, this amount is a “best guess” since there was no historical data available of the facility being used for recreational activities. Therefore, all that was available was historical data from the Slate Valley Unified Union School District while the building was being used as an intermediate, or middle school. Current operating costs and limited maintenance is currently projected at $77,000. This could fluctuate based on heating oil prices and electrical costs. This $77,000 does not include any unforeseen or “bigger ticket” maintenance and repair costs.
The operating budget articles before the voters on Tuesday do not include the $90,519 for the former CVS. The Selectboard chose to not add it to the operating budget because it would be included under General Government Buildings and therefore not transparent to the voters. I commend them for making that decision. The annual operating budget, as presented in articles #2 through #34, reflect a 4.8% increase over the last fiscal year (ending June 30, 2022). If the $90,519 contained in Article #36 was added to the operating budget (under General Government Buildings) the overall budget increase would be a 7.4% increase over last year’s operating budget.
1. How We Got Here -
a. In March of 2022, the majority of voters of the Town of Castleton chose by a vote of 581 to 75 to close the former Castleton Village School. The majority of those who voted in March of 2022 (Town of Castleton voters) also chose to purchase the building for $1.00 by a vote of 544/111. It must be pointed out that the Town of Hubbardton also voted to close and purchase the former CVS. This means that it is a joint venture and the voters of Hubbardton get an equal say on the fate of the former CVS. The Town of Castleton paid $0.89 and the Town of Hubbardton paid $0.11 of the $1.00 purchase price.
b. Subsequently, after weighing the facts surrounding the condition of the building and grounds, the Town of Castleton and Hubbardton Selectboards chose to advertise the building for sale. Sargent’s Appraisals was hired to update a 2020 appraisal previously completed for the Slate Valley Unified Union School District. The updated appraisal was completed in August 2022. The appraisal was $700,000 for building and all 4.55 acres of land. The Selectboards agreed to advertise the building and 1-acre of land (keeping the T-ball field and basketball courts behind the facility) for $660,000, with a stipulation that the new owner agrees to lease a portion of the building back to the Town for the purpose of recreation.
c. After the building was on the market for sale, a local business owner submitted a bid to purchase the building. The two Selectboards reviewed, and ultimately rejected, a bid from that local businessowner, stating the offer was too low. A point of interest is that not only did the Selectboard reject
the bid for being too low, but the proposed agreement did not include a lease back to the Town to provide the recreation department a home for programming/activities.
d. The Castleton Selectboard remains steadfast that they have no intentions of, “leaving Rec out in the cold.” I have suggested that the Town look at alternatives if the former Castleton Village School is not the future home of recreation programming and activities. I stated I would remain factual, and the fact is that the Town does have alternatives.
2. Where Are We Now – What does $90,519 fund?
a. I asked the Selectboard to support me and allow for the hiring of a full-time recreation director, which they did approve. I hired a new Recreation Director in the fall of 2022. We now have an energetic and enthusiast young director who is working hard to support the wants and wishes of residents. It would be counter-intuitive to hiring a full-time recreation director and then have no place for the person to work and develop programming, as well as a place for activities. This is why the Castleton Selectboard stated that a sale of the building shall include a stipulation requiring a lease for the purpose of recreation. In other words, recreation will not be displaced without having a place to offer recreational programs, for residents.
b. The building remains on the market for sale. There have been three interested parties who have inquired and took a tour of the facility. One was interested in converting the school and grounds into a specific type of trade school. The other two were interested in converting the facility into housing. The lack of affordable housing is hot topic across the State of Vermont and has garnered the attention of our lawmakers. There are grants out there to repurpose old schools and municipal buildings into housing units, so it isn’t surprising that developers are looking for places to repurpose into housing units. Two of the parties advised that they were only interested if they had the entire facility and a part of the property on the west side of the building for parking. Another party was interested in the facility and the west side of the property (for parking) and would consider leasing a portion of the facility (gymnasium, stage, restrooms, boys locker room, and former kitchen area) to the Town for the purpose of recreation. To date, no verbal offers, or purchase and sales agreements, have been submitted or discussed with me or the Selectboard for the purchase the building.
c. Deferred and Routine Maintenance – It was noted by the appraiser that there was no evidence of deferred maintenance, however, recent events/inspections show something different. Since hiring a full-time recreation director, the former CVS is seeing activity in both organized youth sports and adult recreational activities (pickleball, open-gym space, and indoor walking). During this time, there have been a few maintenance issues to contend with. The largest being the heating system.
(1) The Heating System - There are ongoing maintenance and repairs needed of the heating system. I don’t expect that all of them will be started or be completed before the close of the fiscal year on June 30th. All the money spent to date for utilities, maintenance, and repairs for the former CVS was not included in this year’s operating budget, so I am treading lightly on making repairs or other non-urgent items that can be deferred to after July 1, 2023. For example, the circulator pumps have maintenance/reliability concerns attached to them. The furnace quit working during a cold spell and a plumber had to be called twice to fix the issues. A blower motor in one of the heat exchangers stopped working and a pipe froze and burst in the wall of the boy’s locker room. This is the second time a pipe has burst in the building. The first being when the school district owned it and the front (new section) of the
building was flooded that resulted in an insurance claim and major repairs. The most recent was found before it did any major damage. The water from the burst pipe was coming through a crack in the concrete block wall, so there could be water damage or mold behind the wall, something that has not been investigated. Additionally, the heating system needs to be cleaned. The coils in the heat exchangers are clogged with dust and debris and according to the plumber, the heating efficiency is being reduced by approximately 40%. This didn’t happen overnight. Lastly, the heating system is not adequate or efficient for the space it must heat. The boiler runs constantly just to keep the building heated to a reasonable temperature (55 degrees) to keep pipes from freezing. The classrooms doors remain closed, and thermostats turned down, yet the boiler runs constantly to heat the facility. There is 23,156 square feet of space to heat, and the gymnasium only has one blower to try and heat that large space.
(2) Parking Lot – The highway crew will excavate the parking area on the east side of the building to investigate two “sink holes” to determine the cause. It is unclear at this time the extend of the two holes or the cause, but there will be costs associated with the project.
(3) Windows – There are a few windows that need replacing. They are double-paned windows that are fogged due to the loss of vacuum and the gas has escaped. These windows no longer provide proper insulation from outside weather, resulting in a direct impact on the energy bill.
(4) Stairways – There are stairways that were identified as not meeting current building or ADA codes that need to be addressed. There was a previous injury incurred on these stairs so it needs to be addressed ASAP.
(5) The Roof – The latest assessments conducted by Vermont Property Preservation Consultants in December 2021 reflect the roofing materials, and in one case, the roofing method, be changed. In the words of the assessor, “The repairs or replacement of roofing materials is a High Priority and should happen within 1-3 years.” The assessor included in his report the following: Replacing the existing roof in Sections A and B. He estimated that a new standing seam roof would cost between $350,000-$400,000 for the entire structure or replacing the asphalt and metal in-kind would cost between $150,000 and $190,000.
(6) Fire Detection System - There are a dozen heat detectors that need to be replaced.
(7) There is an allegation that water enters the building through an exterior wall or crack in the foundation. This must also be investigated.
(8) Utility Costs - To date, the amount of heating oil used is approximately 4,900 gallons. When used as a school, the building used an average of 10,200 gallons of fuel oil each year. Depending on the outside temperatures for the remainder of the heating season, there is no doubt the usage will increase, although it is not known exactly how much. The electrical costs have averaged $1,200 per month. Public water is approximately $140/year and sewer charges this fiscal year are $2,595. There are no phones or Internet installed at this time. Property and liability insurance is $2,194/year, but this is subject to an increase with recreation programming and the added liability.
3. Article #36 –
a. The $90,519 appropriation requested in Article #36 is for one fiscal year (July 1, 2023 – June 30, 2024). FYI, the Town of Hubbardton is also voting on an article to appropriate money for the operating costs and maintenance of the former CVS because as co-owners of the facility/property, there is an obligation that Castleton taxpayers cost share 89% and Hubbardton taxpayers cost share an 11% share of the operating expenses and upkeep of the building and grounds. This can be complicated at face value, but even more complicated should the voters of one, or both towns, NOT agree to cost share the annual operating and maintenance expenses associated with the upkeep of the building and grounds.
b. Maintenance/Upkeep - It is assumed that a portion of the $90,159 will be used for routine maintenance and upkeep of the building and grounds. This will include mowing of the T-ball field and lawn area between the library and former CVS, as well as the area to the north and west of the building.
4. Grants - I intend on submitting a grant application intended to improve the energy efficiency of municipal facilities. I intend on submitting applications for the former CVS and for the highway garage. Both facilities are in need of energy saving upgrades. Like all grants, they are competitive and may not be approved.
5. Information - The link to the appraisals and previous correspondence about the condition of the building and anticipated operating costs can be found on the Town of Castleton website homepage under, “News” at the following link: https://www.castletonvermont.org/
6. Information Meeting - I hope to see you at the Informational Meeting scheduled for Monday evening at 6:30PM in the Jeffords Building auditorium on Castleton University campus. https://castleton.s3.amazonaws.com/files/resources/map-accessible-parkin...
7. Voting - Of over 2,500 registered voters, the turnout for the Informational Meeting is typically between 80-100 residents. Please, attend a meeting, listen to what is being discussed, ask questions, and be a more informed voter on the ballot articles regarding the Town’s operating budget. Thanks, and hope to see you on Monday night. If you are not able to attend the Informational Meeting on Monday night, don’t forget that voting takes place at the Castleton Public Safety Building community room (AKA Fire Department classroom) located at 273 VT Route 30N. The polls open at 8:00AM and close at 7:00PM.