Wilber School Redevelopment Committee
October 24th, 2005 Meeting Minutes
Amended and Approved
November 7th, 2005
Committee Attendees
|
Jim Goldsmith – Chair |
David Gordon |
|
Michael Baskin |
Marilyn Z. Kahn |
|
Craig Edwards |
Joel Tran |
|
James Glaser |
|
Guests
|
Wayne Bradley – Planning Board |
Barbara Nadler - Library |
|
Paul Lauenstein – Planning Board |
Walter Newman - ZBA |
|
David Martin – Historical Commission |
|
Meeting Initiation
Meeting was called to order at 7:55 pm by Jim Goldsmith.
Approval of 10/17/05 minutes was deferred.
Overview
Tran stated the purpose of this meeting is to discuss issues and variances and needed changes to zoning.
Plan 11 was distributed; Goldsmith explained that this is a representation of uses the committee would like and includes a library, some sort of mixed use, and bringing the front of the building forward without compromising the historical integrity. The mixed use is to include residential and retail space. There is also an issue regarding specifically allocated parking spots for the library, if we are to receive state reimbursement. The committee is open to ideas/thoughts regarding subdivision of the parcel. Construction is envisioned as a two step process: 1. Do something with the building and then 2. Use funds generated in Step 1 to build (supplement) library.
Goldsmith stated Wise Living approached him regarding developing the Wilber property for Senior Housing. Kahn noted that in the past 77 bedrooms were proposed and that needed to be cut back. Glaser countered that with the current costs of development, it could not be cut back. Baskin summarized that the capacity of the site is 10,000 gpd treated waste water. Need to establish number of bedrooms which is not 77: that is why proposing mixed use is needed. Walter Newman stated that waste water should not drive the process but perhaps recycled toilet water is an alternative.
Baskin continued by saying waste water issues will fall into the developer’s hands and the committee will entertain any creative approach. T he RFP will not limit units but gallons per day of waste water produced on site. Greater than 10,000 gpd needs DEP approval, which the developer may seek. The RFP lists the basic criteria which represents the town’s interest. It is up to the developer and the market to determine what to do. This will depend on the developer’s financial abilities. Newman interjected that it will depend on the developer, research and innovation.
Tran further elaborated that plan 11 includes 11A which had retail space on the first floor and commercial above and 11B includes retail on the first floor and office or apartment above. He stated major water studies are being performed and we need to tackle zoning issues.
Tran also asked about parking spaces to be allocated for the library and if the RFP can state a mutual sharing of parking will be needed. Newman answered that similar to the way parking is set-up downtown in the MUOD, if we can demonstrate appropriately, there is no problem to share spaces. Tran asked if we can show a sketch of the parking needed for the Wilber development and the Library: Newman responded that if shown for future expansion, it should not be a problem. He hoped that because the property is in a ground water district, the developer would implement filtration galleries (to allow water back into the ground) so impervious surfaces are not a factor. Lauenstein stated that perhaps low impact techniques may be less expensive.
Bradley stated you can’t write off impervious coverage. The more the site is covered with impervious materials, the greater the sense of density exists and the less you have of town village concept. Lot coverage needs esthetic value to maintain the village concept desired by the Town. Newman suggested gravel (not an impervious surface) instead of paving for the parking area.
Library
Nadler stated that the Massachusetts Board of Library Commissioners will reimburse 35 – 60% of the cost of the project back. Baskin questioned reported requirements for dedicated parking for the library being a condition for the award of a grant. Nadler will validate all information and review in greater detail. Nadler was asked to email the group with the details of how to file for the library funding. She will consult the person in charge of new library construction at MBLC to speak with the committee.
Zoning
Under existing zoning, need a special permit to build housing over commercial use; can have 16 bedrooms per acre. Newman did not remember the logic used. There is a special section in the zoning bylaws that deal in reuse. He will review. Additionally, Wayne Bradley of the Planning Board stated the units should be rentals so that they can count toward the town’s 40B affordable housing goals. One suggested approach was to create age-qualified affordable housing.
Baskin stated that as the town is not selling the property, in essence it is a municipal property from which we can derive money. Can it be listed as a municipal use? Newman stated in terms of density, still have water restrictions on usage. ZBA will take guidance from BOH. The decision would be based on nitrogen loading and impact to well.
Tran/Baskin asked boards for a sense of what they want. Can the RFP give general guidelines and say the boards/committees will be flexible? Newman stated infrastructure should be nailed down before going out to RFP. Bradley asked if an appraisal was performed on the property and Baskin stated no. Lauenstein asked if we can get parameters from an environmentally friendly engineer and then put that in an RFP. Gordon stated our objective for nitrate loading is maintenance or reduction of current levels. We cannot get into the engineering details but can provide guidelines. Bradley replied that we can direct requirements if we are willing to accept less profit in order to achieve common goals.
Historical Commission
Martin stated the Historical Commission would like to see the elevation of glass as drawn in plan 11. Baskin asked about the features of the historic designation and what specifics the Commission wanted to protect. Martin stated it was a time-period building, many people spent time in the school and the facade is nice. The Commission is mainly interested in the South Main Street side of the building. When asked about changing the windows, Martin deferred to the Commission; however, he added that whatever would be done to the backside of the building would be an improvement over current conditions. Baskin noted that the spacing of the current windows limits how the interior can be developed. Martin said a representative of the Wilber committee should attend the Historic Commission meeting to present specifics. It was agreed that a representative of the WSRC would meet with the Historical Commission on the second Wednesday of November and present a list of what might need to be changed in the façade of the building. Baskin asked if Commission will meet with Wilber committee to explain the basis of the historical designation was determined. Baskin noted that in the final analysis, without an economically viable project, preservation of the building is not assured. The WSRC needs the support of the Commission to achieve this.
Value of site
Bradley stated we all want to see the site more valuable to what it contributes to the community. Profit motivation is low. Goldsmith stated we are not looking at this project to fix the financial woes of the town. The committee wants to keep costs down.
Property
Goldsmith noted that plans for the Wilber site will not be perfect for any board. Compromises are needed or the status quo will be maintained until the building falls, in which case, we will have hazardous debris. Hard choices are needed. Lauenstein thought that if torn down perhaps something could be built to be reminiscent of the site; sensitive to the look and feel of the current building. Tran stated that we are aiming for preservation and will look at tearing down only if there is no alternative. Baskin noted that removal of the existing building offers better retail opportunity and fewer parking issues. It is a judgment the community needs to make as to what is best for the town.
Tran will speak to Gelerman regarding if the property remaining under the ownership of the Town of Sharon: if we need to subdivide may not need a property line that delineates.
Special Permit Process
In response to a question from Gordon about the process and timing of the special permit process, Newman outlined the following:
v Developer files for a special permit after the building inspector denies a permit.
v Outline why the exception is needed,
v Schedule public hearing (needs to be advertised in the paper; may include
more than one public hearing),
v Make presentation to include what is being requested and why; include
specifics and generalities based on how much mitigation is intended,
v ZBA makes decision to approve or approve with conditions.
v The process would take at least a couple of months, if not longer depending upon the complexity of the issues.
The group agreed that a special permit would be preferable to going for a zoning by-law change.
Summary
Water information is still tied up with Weston & Sampson follow-up study. They are to provide a computer model but the timeframe for receipt is unknown.
Newman remembered hearing that at town meeting when the Wilber School was given the historical designation that the argument was made that the historical designation would have little or no impact on redevelopment and that the Historical Commission said it would be cooperative in the redevelopment process. Martin said the Historical Commission can only be concerned with the outside of the building. Tran emphasized the RFP is requiring maintenance of the facade. If no response is received, the RFP will be revised. The committee needs to prove first whether the building can be preserved.
Before the meeting, Tran spoke to Crane who suggested segregating the lot into two pieces to accommodate the library and in order to legally subdivide or lease. He will speak to Gelerman. Nadler wants subdivision for endowment purposes. Kahn said it may make it more difficult to develop as far as attracting developers if divided. It is just one more constraint.
Baskin stated we need to offer encouragement to developer and state that there is a designation of portion of parcel for library/municipal use.
Future Meetings:
Bradley would like committee to bring Planning Board up to speed; which would be helpful in getting through the process. Martin emphasized the same thing.
Committee would like Crane to come to November 7th meeting to help frame questions so momentum is not lost.
Meeting adjourned @ 9:25 pm.
Respectfully submitted,
Rachelle F. Levitts