[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",5984532,"mediaKeyId","5775162-eeee695f96c956b912c170d93a2fb2f8","parentId",5775162,"title","Needham committee weighs Pollard site, grade mix and 750-seat auditorium as MSBA PSR approaches","audioSeconds",3980,"startMs",668000,"endMs",4648000,"viewUrl","/Search/View?dp=1&key=5775162-eeee695f96c956b912c170d93a2fb2f8&start=668&end=4648","thumbnailUrl","https://assets.pipeline.soar.com/5775162-eeee695f96c956b912c170d93a2fb2f8/thumbnail_668000.jpg","articleUrl","/articles/5984532/Town-of-Needham/Norfolk-County/Massachusetts/Needham-committee-weighs-Pollard-site-grade-mix-and-750-seat-auditorium-as-MSBA-PSR-approaches","mediaUrl","https://secure.pipeline.soar.com/5984532-a947864a4ab2a92390b96db5803f8e78/orig.mp4?Expires=1771138961&Signature=hTyoM4N3amr~z7YsyxlRR3N5LTGkdn4~OtGTbnf2uXTiKHOjlC4qk1rhJXzxK~VDWBAFSc9gbNR2uS5tAqOwjHmq-5ryV7qkQhY3p8UJsJJl8Dx8Ert1~YwC4WYncMMLkbHN1YUnv4Si9x8u5dI3wVYw6iBxauy-fY717BhersNDs0gooRotE5KcfrA0MGjkmtHHhhxW4LnS-mU~4DYyPvEihzk~mlxthGaFpLymmnp0VMRYheQ18HplNkY0Xw9Q1RM2LusV0qBO9fcgz8QZn-LWeH~XwmNTag0NDsWwPvviCtwoXgWh61OVQKQ81lOFW7QvrMZ~dxSgLCu77ZUG5Q__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Needham, MA","date","2025-09-16T00:00:00Z","article","Needham officials spent the evening reviewing the Pollard Middle School Preliminary School Report (PSR) options ahead of a planned town summit and the MSBA review. Project staff framed four decisions for the PSR: whether to build behind the existing Pollard building, at the existing Pollard footprint, or at the DeFazio site; whether to pursue an addition/renovation or full new construction; whether the school should serve grades 6'68 or only 7'78; and whether to include a roughly 750-seat auditorium.

Why it matters: the choices affect the town's construction timeline, zoning and jurisdictional approvals, short-term disruption to students and recreation fields, potential state reimbursement through the Massachusetts School Building Authority (MSBA), and multi-million-dollar differences in project cost.

Project presenters told the committee that new construction on the Pollard lot behind the existing building would reduce instructional disruption because students could remain in the current building while a new school is built and would allow geothermal wells to be placed in adjacent fields. That option, however, likely requires zoning bylaw changes in Needham: an increase in allowed floor-area-ratio (FAR) from 0.3 toward 0.4 and higher maximum lot coverage, and a waiver on height (designs considered would be 4 stories and around 60 feet, versus the town's 3-story/45-foot limit).

By contrast, building at DeFazio would avoid construction on the crowded Pollard site and likely be less disruptive to learning, provide easier topography for fields and geothermal systems, and give direct access to existing athletic facilities and nature trails. But using DeFazio would require a jurisdictional land transfer among the select board, school committee and Park & Recreation, approval of Article 97 at state level (a two-thirds vote in the state legislature), and a NEPA environmental review. Project staff advised the committee that MSBA will not sign a project scope and budget agreement until any triggered NEPA review is complete; that review could take \"a few months to up to 18 months,\" the presentation said, and would leave the town responsible for advancing design and procurement without guaranteed reimbursement until federal/state approvals are cleared.

On grading and program: the Needham School Committee earlier recommended a 6'68 middle school model. Staff reiterated that a 7'78-only option is less expensive initially and could avoid a height waiver, but it would not meet the school committee's recommended education program and could increase long-term costs to the district because of duplicated operations and bus demand. An add/reno option applied to the existing Pollard building would remain within a 3-story height limit but would lengthen construction phasing, increase overall master-plan cost, and still require FAR and lot-coverage relief.

Auditorium: the design team carried an option for a 750-seat auditorium (7,500 sq ft) for performing-arts and large community events. Presenters said the auditorium is not an MSBA-reimbursable element (the MSBA would reimburse a gymatorium or cafeteria but not a full theater), and the standalone auditorium cost in the presented models was about $7 million (order-of-magnitude). That cost would be additional to any MSBA-funded scope.

Schedule and next steps: staff are aiming to submit the PSR to the MSBA by Dec. 15 and proposed a joint summit of chairs, the full school committee and select board on Oct. 25 (noted as a possible date to narrow options). The design team and town staff will continue community engagement through October and November and deliver more detailed site modeling, traffic analysis and cost reconciliation in subsequent meetings.

What was decided (procedural): the committee did not adopt a preferred option at the meeting. Members and the design team agreed to continue fact-finding and to hold the Oct. summit with structured breakout sessions and visual materials so stakeholders can compare visual massing, field impacts, traffic implications and timing.

Remaining risks and questions: presenters identified three principal risk tracks: (1) zoning changes required for Pollard new construction (local approvals and town-meeting action); (2) jurisdictional transfers, Article 97 approvals and NEPA if DeFazio remains an option (local plus state and federal approvals with uncertain timelines); and (3) cost and schedule escalation if an add/reno path leads to extended phasing and multiple temporary accommodations for students.

Follow-up: the design team will prepare additional visualizations and site sections (including potential photo simulations and 3-D massing) to show likely views from neighborhood streets; traffic consultants will produce a study covering Dedham Ave and adjacent approach roads; and the committee asked staff to prepare a clear agenda for the Oct. summit so participants understand the inputs and decision criteria to be covered.

Speakers cited in discussion included multiple Select Board and School Building Committee members and the project consultant team; no formal vote on site, grade configuration or auditorium funding was taken at this meeting.","mediaType","Video","parentTitle","Permanent Public Buiding Committee 09/15/2025","oneSentenceSummary","Needham officials reviewed competing site and design options for the Pollard Middle School PSR, emphasizing trade-offs among cost, schedule, zoning and state and federal approvals.","taxTitle","Town of Needham, Norfolk County, Massachusetts","taxId",54445,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5984527,"Center at the Heights renovation: Needham committee approves DD work, budget updates for kitchen, vestibule and fitness rooms",2602,6519000,9121000,"/Search/View?dp=1&key=5775162-eeee695f96c956b912c170d93a2fb2f8&start=6519&end=9121","https://assets.pipeline.soar.com/5775162-eeee695f96c956b912c170d93a2fb2f8/thumbnail_6519000.jpg","/articles/5984527/Town-of-Needham/Norfolk-County/Massachusetts/Center-at-the-Heights-renovation-Needham-committee-approves-DD-work-budget-updates-for-kitchen-vestibule-and-fitness-rooms","https://secure.pipeline.soar.com/5984527-fac83fbdce81e1e622769b38cf687cd4/orig.mp4?Expires=1771138961&Signature=J2RH~PvpYh1QYNajw-FaXBeFwsm292qc9xVr~fBobgDiU7icOec-5T0tjWDXjfM9wK07sK8n3vujDj6UL2U9W0ZChceIdDv7ifhf03RulKf-POvFZN6q8Q3~hQgsnphBTHiLURx5Sx5lgST4WbAWKFbsKf~VpzclvgKkCvURG0QekccXZCFgf2A1MfLYOfcT5LBGbwlI87NhJgZz6Ndarg~DXwVYjieyhwzxhPVC64UmgIdzSGAZykyypPI~2boe6p3aOk4eVo5Z45dC2Uj2nMVC~KccjXJulCboLjGnMfKOGDXvpbpDwURdXiNFkjLit6QEpg00fL3TyltqCIcVMQ__&Key-Pair-Id=KUT5TJCACFTXG","Needham's project team presented updated drawings and a refined cost estimate for the multi-part Center at the Heights renovation and the School Building/Project Building committees approved a consultant invoice related to August work.

Scope overview: the project is divided into three primary elements: a new rear vestibule to provide a secure, insulated entry directly from the parking lot into the multipurpose room; a conversion of the existing warming/residential-style kitchen into a commercial kitchen with a walk-in freezer/cooler and upgraded ovens/hood to support on-site meal production; and a reconfiguration of the fitness and game-room spaces that moves the exercise equipment into a newly enlarged fitness room and converts the prior fitness area into a larger flexible exercise/dance space.

Program impact: the commercial kitchen is intended to preserve and expand town meal programs that serve seniors and other residents, and to provide redundancy should outside partners change operations. Presenters said the hood replacement is required for full commercial operation and that the kitchen equipment unit and stainless steel work contribute materially to the schedule and cost because of long lead times for custom equipment.

Budget and schedule: the design-development estimate for construction-only work presented to the committee was roughly $1.635 million; with FF&E, IT/AV, testing, soft costs and contingencies included the all-in total rose to approximately $2.18 million. Project staff noted about $345,000 is already appropriated for prior design services; the additional estimate would require an increase from the existing feasibility budget. The team carried a 10% construction contingency and a 5% owner's contingency in the current estimate. Project staff said construction could be scheduled to limit program disruption but that long lead times for kitchen equipment could constrain how fast the kitchen element can be completed; aggressive compression of the contractor schedule would carry overtime and premium costs.

Community and program questions: council-on-aging and veterans service staff participated in the conversation about room locations and access. Staff and committee members discussed three possible locations for a staff kitchenette/break room on the second floor and the trade-offs among those options. The committee noted interest in retaining programs that serve homebound residents and in providing healthy meals for seniors on fixed incomes.

Votes and next steps: the committee approved the August invoice from BH+A Architects for $21,500 from the architect budget. Staff will proceed to complete design development documents and to obtain 60'70/80% cost estimates ahead of bids. The presenters requested direction on which second-floor kitchenette option is preferred and said they will refine the hood and kitchen procurement schedule to minimize program disruption.

Speakers at the Center-at-the-Heights portion included the BH+A design lead (identified in the transcript as Jeremy), Town staff (Tim and others), and committee members who asked for additional cost and schedule detail prior to construction bidding.","The committee reviewed design-development work for the Center at the Heights renovation, including a new rear vestibule, upgraded commercial kitchen to support congregate and traveling meal programs, and a reconfigured fitness/game-room plan. The presentation included a revised construction estimate and an approval of an August invoice to BH+A.","actionData","errors"]

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Needham committee weighs Pollard site, grade mix and 750-seat auditorium as MSBA PSR approaches

Center at the Heights renovation: Needham committee approves DD work, budget updates for kitchen, vestibule and fitness rooms