Selectmen’s Update

March 13, 2019

Town Hall/ Sparrell Building Feasibility Study

Objective
(Objectives/ Goals)

Can Town Hall and School Department share

Sparrell Building?

1. Is there enough space?

2. How will parking/ additional vehicle traffic
be accommodated?
3. How will public access/ HC accessibility be
achieved?
4. What are other criteria/ considerations?

• Site limitations or challenges

• Building limitations or challenges
• Treatment of ‘Historic’ or ‘iconic’
building
• Building condition issues (mechanical
systems, HazMat)
• Construction phasing/ occupied
building

Town Hall/ Sparrell Building

Feasibility Study
What has been completed to date?

• Review/ Analysis of recent Town Hall Space Needs Assessment

(Habeeb, 2008) and other prior studies (Kang, 2003)

• Assess existing building and site conditions

• Develop Space Needs Assessment for School Department

• Establish program for a combined facility (Town Hall + School

Department)

• Develop test ‘practical fit-plans’ for Sparrell Building based on

established program

• Evaluate utilization of Osborne building and site for current or

future use
Program Review/ Space Needs Assessment
Town Hall Program/ Space Needs

Proposed Town Hall Program Area:

12,600 NSF
(per Habeeb & Associates, 2018)

Does not include:

• Animal Control
• Recreation
• Harbormaster
• Highway Tree & Grounds cv
• Food Pantry
• Sealer of Weights & Measures
• Historic Commission
• School Department

Assumes adoption of town-wide space criteria;

utilization of off-site storage and modular
workstations

Town Hall/ Sparrell Building

Feasibility Study
Program Review/ Space Needs Assessment
Town Departments currently occupying space in Town Hall /Sparrell, or
proposed and not included in current Proposed Town Hall Program:

Historic Commission 1,040 NSF

Highway, Tree & Grounds 880 NSF
Animal Control 120 NSF
Weights & Measures 120 NSF 3,480 NSF
Harbormaster 120 NSF
Food Pantry 600 NSF
Public Access TV Studio 600 NSF

Recreation (Programmed) 9,769 NSF

Total: 13,249 NSF

Town Hall/ Sparrell Building

Feasibility Study
School Department Space Needs
(Existing Use of Space in Sparrell)

Currently Used Space (Sparrell):

School Department: 11,962 NSF

(+/70% of available area)

Recreation Department: 4,094 NSF

Historical Commission: 1,041 NSF

Total Available Program Area: 17,097 NSF

Building Support (Existing): 4,296 NSF

Unused /Unexcavated 3,308 NSF

Open (void) at Gym 3,126 NSF

School Department Space Needs
(Proposed Program)

Proposed School Department Program Area:

6,425 NSF
(+/- 43% Reduction)

Does not include:

• Professional Development Center
(+/- 2,465 NSF)

Assumes adoption of town-wide space criteria;

utilization of off-site storage and modular
workstations
Program Review/ Space Needs Assessment
Is there enough space available in the Sparrell Building to accommodate
both Town Hall and School Department functions, and if not how much
additional space is required?

Town Hall (per Habeeb program) 12,600 NSF

Town Hall (additional) 3,480 NSF
School Department: 6,425 NSF
Professional Development Center 2,465 NSF

Total Town Hall + School Department: 24,970 NSF

Total Available Area in Sparrell Building: 17,097 NSF

Surplus (Deficit) (7,873 NSF)

(Assumes adoption of town-wide space criteria per Habeeb & Associates Space Needs Assessment,
August 16, 2018. Does not include Recreation Department or allowances for building support or
utility areas)
 Site Assessment
(Parking/ Vehicle Access)

1. Minimum 40-50
Spaces required for
Town Hall employees
+ visitors
Town Hall
Existing Parking
2. Consider separation
Shared Entry/
of Town Hall vehicle
access from NMS/ Access +/- 40 Spaces

DPW/ Recycle

3. Consider Sparrell
16-18
Building public Spaces
entrance(s) in Possible
proximity to parking Additional Town
Hall Parking
4. Consider preservation 6-7
of views from Main Areas Spaces
Existing
Street; landscaping + School Dept./
buffering
Shared Parking
Existing Building Conditions Assessment
(HC Accessibility)

Front entries/ exits Accessible public

are not HC entrance is from
accessible rear/ temporary
ramp

(Non-conforming)
elevator
serves 4 levels
East wing Level 1
spaces are not Exterior grades
accessible vary and are not
in alignment with
existing floor
levels

Existing double
height space (gym)
Existing Building Conditions Assessment
(Other Issues/ Considerations)

Possibility to increase available areas within building

by using unexcavated space(s) and/ or adding a floor
level within the double-height gym space

Excavate/ utilize
existing crawl
space at East
wing for storage
(+/- 1,970 SF)

Construct floor
over existing gym
(+/- 3,126 SF)
 Site Assessment
(Considerations for integration of Town Hall program into Sparrell)

1. Site limitations

2. Views from Main

Street/open space
preservation

3. Preservation/ protection
of ‘legacy’ trees

4. Possible areas for future

expansion

5. Separation/ integration
of Town Hall employee
and visitor parking

6. Public entrance/ access

Option 1
Combine Town Hall + School Department in Sparrell Building (limited program) Site Scope of Work:
• Accessible entrances
Comparative Cost Range: $9m - $13m • Parking for 40-50 cars
• Shared vehicle access
improvements
Considerations: • Site landscaping

• Existing Recreation Dept., Building Scope of Work:

Historic Commission, • Substantial interior
Professional Development renovation including
Center require permanent maximizing space
relocation within existing
envelope (floor over
• Not all Town departments are gym; excavate Utility
included Level) +/- 22,000 NSF
• Minor exterior
• Requires temporary facilities/ alterations to create
swing space during new public entries
construction • Accessibility/ Elevator
upgrades
• Existing available space within • Building systems/
building limits future energy efficiency
expansion/ growth upgrades

• Shared vehicle access/ parking

issues

• Enables disposition and/ or

alternate future use of
Osborne property

• Minimizes future building

maintenance/ operations costs
Option 2
Combine Town Hall + School Department in Expanded Sparrell Building Site Scope of Work:
• Accessible entrances
Comparative Cost Range: $11m - $14m • Parking for 40-50
cars
• Shared vehicle
Considerations:
access
improvements
• Existing Recreation Dept, uses
• Site landscaping
require permanent relocation
Building Scope of
• Sparrell can remain occupied
Work:
during construction (no
• New building
temporary ‘swing space’)
addition
(+/-7,500 GSF)
• Can be planned for future
• Substantial
expansion/ growth or to
renovation of
accommodate town
Sparrell Building
departments not currently in
(17,000 NSF)
building program
• Accessibility/
Elevator upgrades
• Shared vehicle access/ parking
• Building systems/
issues
energy efficiency
upgrades
• Enables disposition and/ or
alternate future use of
Osborne property

• Minimizes future building

maintenance/ operations costs
Option 3
Build New Town Hall on Osborne property
Site Scope of Work:
Comparative Cost Range: $12m - $16m • Redevelop/ new
parking areas
Cost comparison includes allowance for required
upgrades for continued or future use of Sparrell • Site landscaping

Building Scope of
Considerations: Work:
• New Town Hall
• Does not include Recreation Department (+/- 20,000 GSF)
• Demolish existing
• Does not include costs required for continued Osborne Building
or future use of Sparrell (accessibility,
mechanical systems, etc.)

• Can be designed and constructed for

maximum space and energy efficiency

• Town Hall can remain occupied during

construction (no temporary ‘swing space’)

• Allows for future expansion/ growth or

inclusion of other town departments
presently excluded from building program

• Limits disposition and/ or alternate future

use(s) of Osborne property

• Future building maintenance/ operations cost

efficiencies not maximized

• Enables future use of Sparrell Building for

School Department or other town department
needs
Option 4
Build New School Department on Osborne property; renovate Sparrell for Town Hall
Site Scope of Work:
Comparative Cost Range: $12m - $16m • Redevelop/ new
parking areas
• Site landscaping

Considerations: Building Scope of

Work:
• School Department can be designed and • New School
constructed for maximum space and energy Department
efficiency Building
(+/- 7,500 GSF)
• Town Hall/ Sparrell can remain occupied • Demolish or re-
during construction (no temporary ‘swing purpose existing
space’) Osborne Building

• Can be planned to allow for future

expansion/ growth or inclusion of other town
departments presently excluded from building
program (Historic Commission)

• Limits disposition and/ or alternate future

use(s) of Osborne property

• Future building maintenance/ operations cost

efficiencies not maximized

• Osborne building (existing Town Hall) could be

repurposed as a future school, or for use by
other town departments (Recreation)
Option 4
Build New School Department on Osborne property; renovate Sparrell for Town Hall Site Scope of Work:
• Accessible entrances
Comparative Cost Range: $12m - $16m • Parking for 40-50 cars
• Shared vehicle access
improvements
Considerations: • Site landscaping

• Existing Recreation Dept. uses Building Scope of Work:

require permanent relocation • Substantial
renovation of Sparrell
• Does not require relocation/ Building interior +/-
swing space for School 17,000 NSF
Department or Town Hall • Minor exterior
during construction alterations to create
new public entries
• Existing available space limits • Accessibility/ Elevator
future expansion/ growth upgrades

• Shared vehicle access/ parking

issues

• Limits disposition and/ or

alternate future use of
Osborne property

• Future building maintenance/

operations cost efficiencies not
maximized
Option 5
Renovate Osborne building for Town Hall; Renovate Sparrell building for School Department
Comparative Cost Range: $5m - $9m
Site Scope of Work:
Considerations (Sparrel Building): • Accessible entrance
(rear)
• Existing Recreation Dept.,
Historic Commission uses can Building Scope of Work:
remain • HVAC/ systems
upgrades as required
• Scope of construction work • Accessibility upgrades
requires management to allow • Interior alterations
operations in an occupied only if/ as required to
building support future uses

• Existing available space limits

future expansion/ growth

• Limits disposition and/ or

alternate future use of
Osborne property

• Future building maintenance/

operations cost efficiencies not
maximized
Option 5
Renovate Osborne building for Town Hall; Renovate Sparrell building for School Department
Comparative Cost Range: $5m - $9m Site Scope of Work:
• Redevelop/ new
parking areas
• Site landscaping
Considerations (Osborne Building):
Building Scope of Work:
• Elevator required to third floor to make • New elevator/
available space accessible lobbies; public
entrance(s)
• Address existing building maintenance issues • Fit-out Level 3/
including windows/ building envelope; HVAC Integrate Public
systems and/ or hazardous materials Access TV studio
• Expand Recreation
• Consider site/ parking area improvements to Department to
improve accessibility and functionality existing gym
• HVAC/ systems
• Can be planned to allow for future upgrades
expansion/ growth or inclusion of other • Building envelope
town departments presently excluded from upgrades/ repairs
building program (Recreation Department • Minor alterations to
expansion; Public Access TV ) existing interior
spaces/ departments
• Scope of construction work requires
management to allow operations in an
occupied building

• Limits disposition and/ or alternate future

use(s) of Osborne property

• Future building maintenance/ operations

cost efficiencies not maximized
Town Hall Cost Comparison
Swansea 2018 $9.5m 18,600sf $510/sf New Construction

Sudbury 2018 $7.0m 14,700sf $476/sf Renovations

Topsfield 2017 $9.8m 18,018sf $543/sf Renovation/ Addition

Sharon 2017 $13.5m 16,588sf $813/sf New Construction

Newbury 2018 $4.7m 12,666sf $371/sf Upgrades/ Renovations

Foxborough 2014 $6.9m 15,500sf $450/sf New Construction

Next Steps?

Confirm School Department Program/ Space Needs

Develop Alternate ‘Fit’ Plans, Site Plans
Sparrell
Osborne
Consider options for expansion/ future growth or integration of departments assumed
to be relocated elsewhere
Sparrell
Osborne
Consider construction phasing/ options for ‘swing space’