As the Concord School Board prepares to decide on the location of the new middle school this week, the exact cost of the project is still murky.
In 2017, the project’s estimate stood at $96 million; however, by 2022, it ballooned to nearly double that amount, reaching $176 million for a proposed middle school on Clinton Street.
However, that project included $20 million for land acquisition, which is no longer needed since both the existing Rundlett location on South Street and the raw land near the Broken Ground and Mill Brook schools off Portsmouth Street are owned by the school district. It also included space for a new YMCA, which has not been discussed as part of the plan at either location.
But the school district didn’t subtract that $20 million when telling parents and taxpayers last week that both buildings are expected to cost $175 million.
In addition, the existing Rundlett site was said to cost $5 million more, primarily due to the demolition costs of the current structure. However, without a detailed financial analysis, the true cost difference between the two locations is difficult to glean. For example, the Broken Ground site would require more buses for the 900 students from across the district, and the construction of athletic fields in an area that is currently forested could bear additional costs. In addition, the actual design of the two projects, including how many floors and their layout, could be very different.
Jack Dunn, the school district’s business administrator said the equal price tag is based on estimates used by architects for the application for state building aid.
“There’s been heavy inflation, a tight construction market and it’s based on market trends,” said Dunn. “The goal is to once a site is settled on and the building is settled, we’ll work to drive those costs down. They’re all estimates on something that’s not built yet.”
Within the $175 million estimate, a substantial $102 million is allocated for the construction of the middle school building, regardless of the chosen location.
If the school district secures state building aid, the bond would be reduced to $105 million and cost the average homeowner about $300 a year more in taxes for 11 years.
The Concord estimates for either school far exceed the expenses seen in comparable school projects in other parts of the state.
For instance, the city of Nashua is building a new middle school, which is about the same size as the proposed school in Concord with the same number of students, while remodeling two existing middle schools, all for $130 million.
Dunn reiterated that the $45 million difference between the two projects is based on fluid estimates. He said Concord’s project will be shaped by the community’s vision of the ideal building.
“If they want more to get added to the project, the price will go up,” Dunn said. “It all depends because again all the estimates are hypothetical.”
Another hurdle is the total amount of building aid available and the state’s ranking system, which has put other projects ahead of Concord, creating competition for limited dollars.
For example, when Concord submitted its application last year, it was ranked fourth behind projects in Rochester, Colebrook and Monadnock Regional School Districts. Concord was seeking $70 million in aid, which eclipsed the $49 million the state had set aside for all school projects.
School Board Member Sarah Robinson called $176 million “a ridiculous price tag,” for a middle school.
“All of the schools ahead of us, the 17 districts that are asking for money from the state don’t touch the numbers that we’ve offered so I’m looking forward to trying to bring this cost down as much as possible,” she said last week.
Construction costs will include laying the foundation, erecting the building, and interior finish work, yet the design of the two buildings could be drastically different.
The smaller South Street parcel of 20 acres could have the building extend vertically with three floors. Meanwhile, the 56-acre parcel of land located on South Curtisville Road, could be more spread out. Despite lacking specific building plans or designs, both sites have identical construction estimates.
As of Friday, the school district didn’t have estimates of the line item costs between the two projects. However, the school board is expected to decide on a location this Wednesday.
Planning and design costs are estimated to cost $ 20 million and furniture, furnishings, and equipment $3.6 million, contingency $9.6 million.
Another $15 million is set aside for “other” costs, according to the state aid application.
At the recent school board meeting, the public was told the Rundlett site would result in an additional expense of $5.5 million compared to the alternative of the building at the Broken Ground site.
The projected $4.4 million to demolish the existing middle school includes the dismantling of structures, reclaiming paved areas and the removal of hazardous materials.
The architects’ presentation omitted any mention of a premium for the Broken Ground site. However, certain additional costs did emerge, amounting to $2.1 million.
Within this sum, $600,000 is earmarked to reconfigure existing walking trails. In addition, Building at Broken Ground also would need the removal of eight acres of trees.
While a wildlife study showed no concerns about endangered species, school board member Brenda Hastings, who taught at Broken Ground, expressed skepticism.
“I do think that that seems fairly superficial and might not be realistic,” said Hastings. “I think there will be wildlife impacts if we tear down a lot of woods and animals will be unhomed. It may not be endangered animals. But I don’t want us to put out there that we think there’s no impact to wildlife there.”
The Broken Ground option forecasts a 20% increase in students requiring transportation, requiring two extra buses. Each bus is estimated at $125,000, and each driver would cost an additional $30,000.
Construction timelines present another factor for consideration. Building at the South Street location would take 48 months and pose challenges due to neighborhood restrictions and concerns about its impact on daily school operations, according to the presentation. The proposed structure would be 20 feet away from the existing school building and 35 feet from the property line. In contrast, the Broken Ground site offers a shorter 30-month construction period, providing more space and minimizing disruption to the Mill Brook and Broken Ground schools.
The existing 165,000-square-foot Rundlett building was constructed in 1957 with additions in 1967 and 1990. It is primarily a one-story masonry building with a two-story wing.
“The building has been well maintained, over the years, but most systems are nearing the end of their useful life and most of the finish materials and components are worn and need replacement,” according to a report to the district from HMFH Architects, of Cambridge, Mass.
An estimate to renovate the existing middle school to bring it to minimum standards was $5.7 million.
The school board is scheduled to decide on the school location at a special meeting scheduled for Dec. 6 at 6 p.m. The meeting’s location has been shifted to the auditorium at Concord High School to accommodate more public seating.
The public will have an opportunity to ask questions and provide feedback before the vote at Monday’s school board meeting at the Central Office Board Room at 6 p.m.
