MSBA Conceptual Estimating Dashboard — Pollard Middle School

TOTAL PROJECT COST

$258M

All-in budget — 6 categories

EST. MSBA REIMBURSEMENT

$95–110M

~40-43% of eligible costs

EST. COST TO NEEDHAM

$148–163M

After MSBA reimbursement

BUILDING SIZE

~250K SF

Ph1: 175K + Ph2: 75K

1. Base Middle School Scope — MSBA Space Guidelines

$155–170M

LINE ITEM

ESTIMATED COST

$/SF

MSBA

Structural / Foundations / Superstructure

Steel, concrete, metal deck — both phases

Source: Walpole $6.15M steel + Peck $5.5M steel, scaled to 250K SF

$32–36M

$128–144

Reimb

Building Envelope

Exterior walls, curtain wall, windows, roofing, waterproofing, insulation

Source: Walpole $3.8M openings + $2.0M roof; Peck $2.42M insul + $2.05M openings, scaled

$22–26M

$88–104

Reimb

Interior Construction

Partitions, doors, finishes, ceilings, flooring — classrooms, corridors, admin

Source: Walpole $10.54M finishes + $1.66M casework; Peck $5.81M finishes, scaled

$26–30M

$104–120

Reimb

Mechanical / HVAC (Base Building)

Air handling, distribution, controls, BAS — excludes geothermal heat source

Source: Walpole $8.67M HVAC for 162K SF; Peck $4.78M + $1.16M controls, scaled

$20–24M

$80–96

Reimb

Electrical

Power distribution, lighting, fire alarm, low voltage, data

Source: Walpole $11.49M for 162K SF; Peck $4.21M + $1.76M comms + $1.02M security, scaled

$16–19M

$64–76

Reimb

Plumbing & Fire Protection

Domestic water, waste, fixtures, sprinkler system

Source: Walpole $4.39M plumb + $1.03M FP; Peck $2.09M plumb + $1.13M FP, scaled

$9–11M

$36–44

Reimb

Elevator(s)

Permanent building elevator(s) — ADA compliance

Source: Walpole $387K; Peck $125K

$400–600K

—

Reimb

Kitchen / Food Service Equipment

Commercial kitchen, serving lines, walk-in coolers, cafeteria

Source: Walpole $1.18M for 162K SF, scaled

$2.5–3.5M

—

Reimb

Gymnasium

Gym structure, flooring, bleachers, scoreboard, MEP

$5–6M

—

Reimb

Technology & AV Infrastructure

Classroom AV, network backbone, wireless, security cameras

$4–5M

$16–20

Reimb

Furnishings, Fixtures & Equipment (FF&E)

Classroom furniture, lab casework, signage

Source: Peck $927K furnishings; Walpole $1.66M casework, scaled

$5–6M

$20–24

Partial

Concrete (Foundations, SOG, Slabs)

Cast-in-place foundations, slab on grade, elevated slabs

Source: Walpole $4.59M; Peck $5.95M, scaled to 250K SF

$8–10M

$32–40

Reimb

Masonry

CMU backup, brick veneer, stone accents

Source: Walpole $2.94M; Peck $5.58M, scaled

$5–7M

$20–28

Reimb

Subtotal — Base Middle School

$155–170M

$620–680/SF

Reimb

2. Specialty Program Spaces — Community Add-Ons / Auditorium

$14–18M

LINE ITEM

ESTIMATED COST

$/SF

MSBA

750-Seat Performing Arts Auditorium — Interior Fit-Out

Benchmarked from Shane Sampson 600-seat data, scaled to 750 seats. Ref sizes: E.Longmeadow 7,800 SF, Agawam 8,030 SF, Doherty 9,300 SF

Wall Framing

Interior wall framing for auditorium

Source: Shane Sampson benchmark

$144K

—

Not Reimb

Stage Framing

Stage structural framing

Source: Shane Sampson benchmark

$44K

—

Not Reimb

Platform / Sloped Seating Construction

Raked seating platform structure

Source: Shane Sampson benchmark

$100K

—

Not Reimb

Stage Wood Flooring

Hardwood stage deck

Source: Shane Sampson benchmark

$51K

—

Not Reimb

Doors

Auditorium entry and exit doors

Source: Shane Sampson benchmark

$18.5K

—

Not Reimb

Room Flooring (Carpet)

House seating area carpet

Source: Shane Sampson benchmark

$42.5K

—

Not Reimb

Acoustical Wall Finishes

Specialty acoustic wall panels and treatments

Source: Shane Sampson benchmark

$287.5K

—

Not Reimb

Ceiling Acoustics

Acoustical ceiling systems and baffles

Source: Shane Sampson benchmark

$180.9K

—

Not Reimb

Signage

Interior auditorium signage

Source: Shane Sampson benchmark

$10K

—

Not Reimb

Fixed Seating — 750 Seats

750 seats × $475/seat (scaled from 600-seat benchmark @ $475/seat = $285K)

Source: Shane Sampson benchmark, scaled

$356.3K

$475/seat

Not Reimb

Lighting Package

Theatrical / performance lighting system

Source: Shane Sampson benchmark

$425K

—

Not Reimb

AV Package

Audio, video, projection, control room equipment

Source: Shane Sampson benchmark

$775K

—

Not Reimb

Curtains & Rigging

Stage curtains, tracks, rigging systems

Source: Shane Sampson benchmark

$125K

—

Not Reimb

Catwalk & Railings

Technical catwalk, safety railings, access systems

Source: Shane Sampson benchmark

$300K

—

Not Reimb

Auditorium Interior Subtotal (excl. structure/envelope)

$2,860K

—

Not Reimb

Auditorium Structure & Envelope

Shell, fly loft, structural steel, foundations, exterior walls (not in Shane Sampson interior benchmark)

$6–8M

—

Not Reimb

Auditorium MEP

HVAC, electrical, plumbing, fire protection for auditorium volume (not in interior benchmark)

$2–3M

—

Not Reimb

Other Community Enhancements

Extended lobby, community meeting spaces, enhanced athletic facilities

$1–1.5M

—

Partial

Subtotal — Community Add-Ons / Auditorium

$14–18M

Mostly Not

3. Site Development Costs

$23–28M

LINE ITEM

ESTIMATED COST

QUANTITY

MSBA

Demolition & Abatement — Existing Pollard Building

Phase 2 — complete demo of existing school, hazmat abatement, haul-off

Source: Walpole $2.44M demo/abatement for 162K SF, scaled

$3.5–4.5M

~120K SF

Reimb

Earthwork — Phase 1 Mass Excavation

Mass excavation, lower level @ el. 130, upper @ el. 160

Source: Walpole $9.95M earthwork for 162K SF, scaled

$4–5M

~50,000 CY

Reimb

Earthwork — Phase 2

Grade 6 Academy wing, remaining sitework

$1–1.5M

~13,000 CY

Reimb

Support of Excavation (SOE)

Sheeting, shoring, soldier piles — grade differential

$2.5–3.5M

—

Reimb

Retaining Walls

Permanent retaining structures, grade changes

$2–3M

—

Reimb

Soil Export & Backfill

25-30K CY excess soil export + structural backfill

$2.5–3.5M

25-30K CY out

Reimb

Site Utilities

Water, sewer, storm, electric, gas, data — new connections

Source: Peck $1.28M utilities, scaled

$2.5–3.5M

—

Reimb

Parking, Roadways, Walkways

Permanent parking, bus loop, drop-off, sidewalks, curbing

$2–2.5M

—

Reimb

Landscaping & Athletic Fields

Finish grading, Warner Field restoration, plantings, irrigation

Source: Walpole $1.55M exterior/landscaping, scaled

$1.5–2M

—

Partial

Stormwater Management

Detention/infiltration, sediment basins, SWPPP, EPA NPDES

$1.5–2M

—

Reimb

Subtotal — Site Development

$23–28M

Mostly Reimb

4. Renewable Energy — Solar & Geothermal

$12–16M

LINE ITEM

ESTIMATED COST

QUANTITY

MSBA

Geothermal System — Verified from Agawam HS Actuals

Agawam: 149 boreholes, 510 LF each, 160 LF casing each. Total vertical LF: 75,990. Cost/well: $30,705

Geothermal Drilling Operation

Borehole drilling — ~149 wells × 510 LF each (Pollard may differ in count based on load calcs)

Source: Agawam HS actuals — $3.3M

$3.3M

149 wells

Green Incentive

Lateral Piping

28,000 LF of lateral piping from boreholes to vault/headers

Source: Agawam HS actuals — $825K

$825K

28,000 LF

Green Incentive

Grout

Borehole grouting — thermal conductivity grout

Source: Agawam HS actuals — $250K

$250K

—

Green Incentive

Vertical Loops

U-bend loop assemblies installed in boreholes

Source: Agawam HS actuals — $150K

$150K

—

Green Incentive

Testing & Flushing

System testing, flow balancing, flushing

Source: Agawam HS actuals — $50K

$50K

—

Green Incentive

Geothermal Field Subtotal

$4,575K

—

Green $

Water-Source Heat Pumps

5 × 129-ton WSHP units @ $231K each

Source: Agawam HS actuals — $1,155K

$1,155K

5 units

Green Incentive

Mechanical Room Piping

Header piping, pumps, valves, mechanical room fit-out

Source: Agawam HS actuals — $250-300K

$250–300K

—

Green Incentive

Geothermal + Heat Pumps Total (Agawam Verified)

~$6.0M

—

Green $

Pollard-Specific Geothermal Adjustments

MBTA tunnel crossing, additional laterals, field configuration differences from Agawam, contingency

$2–4M

—

Green Incentive

Solar / Photovoltaic Arrays

Rooftop or parking canopy PV — Net Zero readiness

$3–5M

—

Green Incentive

Subtotal — Renewables

$12–16M

Green $

5. MBTA — Rail Adjacency Costs

$2–4M

LINE ITEM

ESTIMATED COST

NOTES

MSBA

Flagging & Inspector Services

Required for all work within fouling distance of tracks — at contractor expense

$600K–1.2M

Multi-year

Unclear

MBTA Insurance (RPLI)

Railroad Protective Liability — $5M/$10M required within 50ft of track

$250–500K

—

Unclear

MBTA Licenses, Easements, Deposits

License for entry, advance deposits, legal/admin fees

$250–500K

—

Unclear

Rail-Interface Construction Measures

Protection fencing, vibration monitoring, track protection, tunnel work for geothermal

$600K–1.2M

—

Unclear

Police Details & Security

Required for traffic control/security near active rail

$150–300K

—

Unclear

Subtotal — MBTA

$2–4M

TBD

6. CM Fee, General Conditions, Gen Requirements & Insurance

$25–30M

LINE ITEM

ESTIMATED COST

% OF BUDGET

MSBA

General Conditions

Project staff, field office, temp facilities, equipment, utilities, dumpsters, progress cleaning

Source: Walpole $6.97M GRs/GCs for $95M project; Peck $2.2M GRs for $58.8M, scaled

$13–15M

~5-6%

Reimb

General Requirements

Permits, testing, commissioning, closeout, surveys

$5–6M

~2%

Reimb

CM Fee

Construction management fee — percentage of construction cost

Source: Walpole $1.85M CM Fee for $95M project (~2%), scaled

$4.5–5.5M

~2%

Reimb

Insurance & Bond

Builders risk, GL, performance/payment bond — based on total construction value

Source: Walpole $1.5M insurance/bond for $95M, scaled

$2.5–3.5M

~1%

Reimb

Subtotal — CM/GC/Insurance

$25–30M

~10-12%

Reimb

TOTAL PROJECT COST — ALL 6 LAYERS

$258,000,000

Cost to Needham — After MSBA Reimbursement

This is the "checking account" view — what does each decision actually cost the Town after MSBA's share? Every project decision should be evaluated through this lens. Total budget: $258M.

MSBA ~$95–110M

Town Share ~$110–125M

100% Town ~$23–38M

MSBA Reimbursement

~$95–110M

Town Share of Reimbursable

~$110–125M

Non-Reimbursable (100% Town)

~$23–38M

NOT REIMBURSABLE — 100% TOWN COST

• 750-seat auditorium (all-in): $12–16.5M
• Community enhancements: $1–1.5M
• Portions of MBTA costs: $2–4M (TBD)
• Portions of renewables: TBD — Green incentive

KEY REIMBURSABLE DECISIONS

• Extended gen conditions (longer schedule) = reimbursable
• Site development / earthwork = reimbursable
• Base building MEP/structure = reimbursable
• Geothermal = Green School incentive
• CM fee + insurance = reimbursable

Pollard Middle School — Layered Cost Estimate

1. Base Middle School Scope — MSBA Space Guidelines

2. Specialty Program Spaces — Community Add-Ons / Auditorium

3. Site Development Costs

4. Renewable Energy — Solar & Geothermal

5. MBTA — Rail Adjacency Costs

6. CM Fee, General Conditions, Gen Requirements & Insurance

TOTAL PROJECT COST — ALL 6 LAYERS

Cost to Needham — After MSBA Reimbursement