The Wellesley 2025 stakeholders and planners proactive plan for campus renewal provides a working model for the presentation in which we identify goals and objectives and share initiatives, solutions, analysis ,and economic factors that affect construction Market forecasting, and project cost multipliers for master planning projects.

1. Wellesley Campus Renewal
Master Planning: A Better Way?
Since 1972
Jon Alvarez, AIA, NCARB - Capital Program Director, Aramark Engineering Solutions
James Vermeulen, PQS, LEED AP – Co CEO, Vermeulens
Melissa Chabot, LEED AP – Project Manager, Vermeulens
North America’s Construction Economists Vermeulens.com
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
®
Service Beyond Estimation

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AIA Continuing Education
Vermeulens is a Registered Provider with The American Institute of Architects
Continuing Education Systems. Credit earned on completion of this program
will be reported to CES Records for AIA members. Certificates of Completion
for non-AIA members are available on request.
This program is registered with the AIA/CES for continuing professional
education. As such, it does not include content that may be deemed or
construed to be an approval or endorsement by the AIA of any material of
construction or any method or manner of handling, using, distributing, or
dealing in any material or product. Questions related to specific materials,
methods, and services will be addressed at the conclusion of this
presentation.
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
Wellesley Campus Renewal

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Learning Objectives
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Wellesley College Campus Renewal Plan
Parallel Estimating and Reconciliation
Implementation Plan
Projecting Escalation
Funding Model
Outcomes 1 9 2 1 – W e l l e s l e y f r o m t h e a i r
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Big Picture Comparison to Traditional Master Plan
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
Traditional Master Plan A Plan for Campus Renewal
One architect One architect per initiative and a sixth
planner for a global look
Building siting and campus linkages Detailed programming with user groups
Possibly site mapping Produced detailed narratives, floor plans,
and elevations
One estimator using traditional $/sf for
building type
Two independent estimators
No parallel estimating process Produced detailed estimates in parallel
with multiple options
Relied only on $/sf for building type Reconciled estimates in parallel
Use traditional project cost multipliers Developed detailed line item project costs
Long term escalation projected using
construction trend line
Developed escalation based on the Boston
market and experience of CM, CC and
Wellesley College
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Wellesley College, Wellesley, MA
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Private, independent, four-year, liberal
arts college for women founded in 1870
Mission to provide a liberal
arts education, “for women who will
make a difference in the world”
One of the most academically
challenging, and diverse colleges in the
country
1 9 3 4 – B e e b e F r e s h m e n
Wellesley Campus Renewal

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Wellesley College, Wellesley, MA
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
2,300 undergraduate students from all
over the world
500-acre bucolic campus,
2.5 million square feet
of buildings
Located 12 miles from downtown
Boston
1 9 3 1 – S t u d e n t s o n B i c y c l e s
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2007 Comprehensive Facilities Plan
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Observations:
Facilities problems resulting from a long-
term pattern of underinvestment
60% of facilities hadn’t seen major
renovation in
more than 50 years
1 9 5 2 – B a t e s H a l l
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2007 Comprehensive Facilities Plan
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
Observations:
Renewal backlog of
$216/sf vs $78/sf average among
peer institutions
Estimated construction
cost of $370 million
- 60% infrastructure and mechanical
issues
1 9 6 4 – S t o n e - D a v i s R e c o n s t r u c t i o n
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2007 Comprehensive Facilities Plan
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Before spending $370 million on
facilities renewal, the need to marry
it with program delivery of the future
became obvious
Current state of the facilities is
impeding educational effectiveness,
research, and the quality of campus
life
1 9 7 3 – T o w e r C o u r t S u n d i a l
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2010 Program Planning Initiative was Born
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
President and Board of Trustees decided to significantly increase the
allocation to campus renewal
Program issues to drive planning
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Wellesley College Campus Renewal Plan
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Ground up approach required specialists for each planning initiative
Five Planning Initiatives each with separate program planners
Initiative Architect
Student Residential Experience Newman Architects
Arts and Media Gund Partnership
Humanities Kliment Halsband Architects
Science and the Environment Ellenzweig
Wellness and Sports Cannon Design
Wellesley Campus Renewal

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Wellesley College Campus Renewal Plan
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
“Study Buildings”
represented 1.5 million sf of total 2.5 million sf campus
Student Residential Experience initiative
comprised half of the 1.5 million sf studied
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Wellesley College Campus Renewal Plan
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Organization
This allowed the College to look at each initiative in detail,
and on a parallel track within the time constraints specified
(spring 2011 to spring 2013)
Trustee
Committee
Steering
Committee
Working
groups and
sub-groups for
each planning
initiative
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Wellesley College Campus Renewal Plan
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
Output
 Report
 Conceptual Design Pricing Package including multiple options
Student Residential
Experience
3 Dining
Option
4 Dining
Option
150 Beds/
Year
300 Beds/
Year
600 Beds/
Year
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Wellesley College Campus Renewal Plan
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Hired a Sixth Planner to knit together the work of the Five Planning Initiatives
Consolidated
Program Plan
(VSBA)
Student
Residential
Experience
Arts and
Media
Humanities
Science and
the
Environment
Sports and
Wellness
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Conceptual Design Pricing Package
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
Substantially more documentation than traditional master plan
Existing Conditions Report
Conceptual Fit Plan Options
Scope of Work
Outline Specification
Building Areas: existing, proposed
Exterior Envelope Repairs
Schedule of Typical Finishes
MEP/FP Systems, Structural, & Code Narratives
Related Construction
FF&E
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Detailed Narratives
Approximate space requirement
- At steam main service entrance a 20’ x 14’ mechanical room is required to house the steam
prv, heat exchangers, pumps, expansion tanks, and appurtenances.
- At each wing a 14’ x 24’ mechanical room is required for the residential ventilation AHU’s.
- In general proximity of each kitchen, dining room, and program space, air handling unit
mechanical rooms of 14’ x 28’ will be required to house the individual units.
- Grease exhaust fans will require an 8’ x 8’ room preferably at the attic space or can be
located exterior to the building.
Equipment
-Preliminary size of instantaneous heating hot water heat exchanger to produce 2400 MBH @
50 psi steam pressure.
Electrical System
Additional scope of work
-Provide a single approximately 500 KVA pad mount exterior transformer for Munger.
- Provide single interior 75KW generator for Munger Hall.
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Wellesley Campus Renewal

18. 18N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
Floor Plans
S c e n a r i o 3 - 1 A - R S M u n g e r ( 3 1 9 S e a t s )
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Cost Estimating
Cost Consultant - Vermeulens & Construction Manager - Turner Construction
independently create construction estimates
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
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Parallel Estimating and Reconciliation
Multi-day reconciliation meeting of CC, CM, Space Planner, and Wellesley
College PM arrive at final construction cost
01 General Conditions $3,522,971 $3,158,939 ($364,032) -10%
02 Site Work $1,263,292 $1,291,482 $28,190 2%
03 Concrete $1,432,892 $1,402,290 ($30,602) -2%
04 Masonry $734,445 $742,510 $8,065 1%
05 Metals $483,451 $481,560 ($1,891) 0%
06 Wood/Plastic $883,679 $897,840 $14,161 2%
07 Thermal and Moisture Protection $991,247 $1,003,138 $11,891 1%
08 Doors/Windows $2,873,880 $2,799,913 ($73,967) -3%
09 Finishes $3,001,949 $3,006,860 $4,911 0%
10 Specialties $312,565 $312,565 $0 0%
11 Equipment $1,617,501 $1,617,501 $0 0%
14 Converying Systems $270,000 $275,000 $5,000 2%
15 Mechanical $4,679,742 $4,743,827 $64,085 1%
16 Electrical $2,069,330 $2,126,564 $57,234 3%
$24,136,944 $23,859,989 ($276,955) -1%
17 Permits and Fees $696,156 $613,144 ($83,012) -12%
18 Contingencies $2,953,389 $2,623,103 ($330,286) -11%
19 Overtime and Out of Hours $0 $0 $0 0%
$3,649,545 $3,236,247 ($413,298) -11%
$27,786,489 $27,096,236 ($690,253) -2%
Direct Construction Costs
Total Markups
Total Construction Costs
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
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Developing Detailed Project Costs
Wellesley College PM adds “soft costs” to create the Total Project Control Budget
 Hazardous Materials
 FF&E
 Fees and Expenses
 Construction Contingency
 Program Contingency
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
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Developing Detailed Project Costs
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
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Reality Check
Detailed Program and Project Costs
for 24 Buildings
Project Costs Range From $905
million to $1.4 billion (in 2012
dollars)
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
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Reality Check
Timeline
Model to Calculate Escalation
Build a Funding Model/Determine Capacity
What can we afford?
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
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Escalation
Escalation: relatively high construction escalation rate in the region is expected
to persist
 Over multiple years, escalation can have a major impact on how much the
campus renewal program can accomplish
 Delaying a renovation project by a year has the result of making it
approximately five percent or more expensive
 If project budget is not also increased, a delay reduces the scope that the
project can accomplish
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
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Escalation
The developed escalation model indicates the Base Plan actual expenditure will be
$456.1 million
 Applied escalation to each of five main components of Total Project Control
Budget over Project lifecycle
 Fees & Expenses at time of Architect hire
 Related Construction (including Hazmat abatement) one quarter before
construction start
 Total Construction Cost at the commencement of construction
 FF&E and Expenses at mid-point of construction
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
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Recommendations
We will gladly organize, an in-depth AIA accredited presentation to the
thought leaders in your office so you can find out the:
Contact your local Vermeulens liaison for a Presentation:
 Wellesley College Campus Renewal Plan
 Parallel Estimating and Reconciliation
 Implementation Planning
 Projecting Escalation
 Funding Models and Opportunities
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Wellesley Campus Renewal

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Why Vermeulens
Track Record
Project Volume & Benchmarking
Consensus Approach in Reconciliation
Market Outlook
Conceptual Estimating
Trusted Advisor
N o r t h A m e r i c a ’ s C o n s t r u c t i o n E c o n o m i s t
Wellesley Campus Renewal

29. North America’s Construction Economist
Vermeulens.com
B o s t o n T o r o n t o D a l l a s D e n v e r L o s A n g e l e s
Thank You
Since 1972
Wellesley Campus Renewal
Master Planning: A Better Way?
®
Service Beyond Estimation