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HomeMy WebLinkAbout1985-02-25 Special Town Meeting MinutesSPECIAL TOWN MEETING Reading Memorial High School February 25, 1985 The meeting was called to order by the Moderator, John W.Faria, at 7:30 P.M., there being a quorum present. The Invocation was given by the Rev. E. Lewis MacLean of the Church of the Nazarene, followed by the Pledge of Allegiance to the Flag. The Warrant was partially read by the Town Clerk, Lawrence Drew, when on motion of Maureen T. O'Brien it was voted to dispense with further reading of the Warrant, except the Officer's Return, which was then read by the Town Clerk. Maureen T. O'Brien asked for a moment of silence in memory of Newell H. Morton who had recently died. ARTICLE 1. The following report of the Ad Hoc Capital Projects Subcommittee, presented by Maureen T. O'Brien, was accepted as a report of progress. Report of the Ad Hoc Capital Projects Subcommittee A commitment was made to Town Meeting to report back to them on the costs and funding alternatives for the three major capital projects: * Relocation of the DPW Garage Rown Hall Library Complex * Central Fire Station The costs of these projects have been determined; a general projection of Town Government expenses was developed for the next four years and the available cash on hand from building and land sales has been identitied. These figures will be presented under the Finance Committee Report for Article 1. However, in the process of investigating funding alternatives, the committee met with a major legal obstacle. The methods so liberally used in private business of investing cash resources and then reinvesting the interest gained from those resources is not available to tax exempt entities such as the community of Reading. This is called arbitrage. It was earlier felt that this imaginative means of funding projects could provide enough revenue to fund two of the three major capital projects. Unfortunately, that is not possible. It appears then, at this time, the Town has only one option, that of "pay as you go" for any one capital project. Other projects can be developed at a later date when it becomes financially practical because the bonded indebtedness has decreased sufficiently or through a Proposition 2'/i override if the Town sees fit to go that route. ARTICLE 1. The following report of the Finance Committee, presented by Russell T. Graham, was accepted as a report of progress. Mr. Moderator: When I last approached this microphone to report to Town Meeting, a friend of mine in the seats heard the gentleman behind him say "Here he comes, Mr. Doom & Gloom ". That coupled with recent press statements about our fiscally responsible frowns had me convinced that perhaps the Finance Committee should come to this Special Town Meeting armed with the latest in joke books and willing to entertain with a snappy song and dance routine. A quick review, however, of our budget and an analysis of our role in Town Government led us to abandon that possible act for unfortunately we must report that there is little to joke about in our budget, and further that we find very little entertaining about our future financial condition. We would quickly add, however, that this need not mean that we are doomed for it is also our belief that if this body acts prudently the means are very much available to help offset our upcoming financial problem and we stress that in this Special Town Meeting some very crucial decisions will be made which will affect the future operations of this Town for years to follow. Special Town Meeting February 25, 1985 Let us share with you the analysis and projections which have brought us to this judgement. "Analysis of Tax Lev 86, 87, 88" "Analysis of FY 86, 87, 88" "Analysis of Payroll - Town of Reading" The projection of necessity is fraught with assumption. We have first assumed that salary increases for the period would be in the same area as they have been of recent. We have assumed that increases in State aid will be used to offset increase in operating expenses other than salary and have thus other than pension and medical put no increase for expenses and have put no increased State aid, the two assumed to offset each other. I have left out of the projection any of the major building projects anticipated, i.e., the BPW Garage, the Town Hall /Library and the Fire Station in order to analyze our financial picture prior to making a decision on them. I have also left out the income from sales of ther BPW land, Community Center, Depot, etc. for the same reasons. We can see that very quickly the Town finds itself in trouble in FY 1988, we would, without the stabilization fund, find ourselves having to cut $1,000,000.0 from our budget. To cut $1,000,000 from the Town budget would be to devastate the services of the Town of Reading. A review of that budget shows us that it is in payroll that we as a town would have to go for cuts. It is the major portion of the budget and there is little left in the expense area where we could or in fact even have the authority to cut. There are simplistic "quick fix" answers we could come up with such as "let there be no increases in salaries" by far and without question it is in this salary area that we see the most dramatic increases. But let us analyze that payroll. In many departments, some required by law, there is one person in the department - how do we not increase salazries - never again give a raise. I do not think we will long keep the people and how do we attract new people. The largest payroll of the Town, we all know is the school salary - can we apply our simplistic approach to that budget. Is there anyone who honestly believes that it would be possible to freeze the pay of the educators of the Town of Reading and keep them on our payroll. Our High School and one of our Middle Schools have been uniquely honored for their special qualities. Such uniqueness, such quality does not just homehow happen. It is not the end result of books nor of buildings but most assuredly of people. The Reading schools abound with those special qualities. If we as a community intend to set as a goal the continuation of those qualities, then let us face the fact we must be willing and more importantly we must be able to pay for it. And can less be said in the area of public safety? We think not. It would seem looking at the analysis, that doom could be the result, but the Finance Committee has consistently advised that it need not be, if the Town is willing to use the assets it has to offset the otherwise inevitable. Reading is in an enviable position. One that other communities would desperately love to find themselves. It has land for development in prime locations that it can sell for use in offsetting for many years the upcoming devastating resdults of proposition 2Y2. Looking at the potential sales revenue we are able to see possible at this time, Reading truly has available to it the resources to survive the rigors of Proposition 2'/z if it desires to do so. A look at these facts - on the one hand devastating affect on our operating budget, and on the other hand assets to use in both the operating and capital budgets leads ;us to the absolute need to do what every other economic unit does, if it is to propser: that is to have a financial plan. To simply stop, take a look at where we are going and plan the best road to get us there. It is this need to plan which has propelled the guidelines and advice of the Finance Committee. The Finance Committee as a result of this will advise at Annual Town Meeting that all proceeds of the sales of real estate be put in reserve for appropriation, such funds to be available to defray operational budget problems of the future and or special capital projects as determined by Town Meeting. L33 Special Town Meeting February 25, 1985 The Finance Committee will advise at this time that no further fund be expended on the Old Library /Town Hall complex. The Finance Committee further urges that the following action be taken as quickly as possible. 1) The Planning Board proceed with addressing the zoning of the Community Center in order that eventual sale brings the highest possible dollars. 2) That the Board of Selectmen assuming transfer proceed with appraisal of the Bear Hill property and that the Planning Board address that zoning question in order that the eventual sale brings the highest possible dollars. 3) That depending on the result of the Planning Board study, swift action be taken on whole or part of the landfill site to do whatever necessary to sell same at the highest possible dollars. It is our belief that by expediting this course we can begin to set in place a financial plan which will serve our community well. Perhaps you had thought that your attendance at the Special Town Meeting was for the purpose of funding the BPW move, and for addressing the Library /Town Hall complex. We believe that this Special Town Meeting goes far beyond that scope. The decisions you make at this Town Meeting will decide the fate of Town Government for years to come. We urge Town Meeting to support this plan. It answers the pressing problems facing us now for it allows after further analysis and study the bonding of the BPW complex. It would, in addition, add funds for use in the operational budget and or future capital projects as determined by Town Meeting. By again prudently using the funds, the Town of Reading and its Town Meeting can somewhat insulate itself from having to make all of its decisions under the gun of proposition 2Y2. It will give to Town Meeting breathing room while at the same time allowing the service of the Town to go on reasonably unimpeded. Incidentally, taking dollars you have now and putting them into an account for future anticipated need is not "deficit financing" as some have termed it. It is in fact prudent financial planning of the highest caliber. Commiting dollars you do not have and cannot anticipate is deficit financing hopefully to be reserved to that layer of government far removed from this auditorium. We do not believe that it is of necessity doom - by acting in a prudent intelligent manner, by assessing our assets and by properly using them we can, like all reasonable people, solve the problems before us - and after all - is that not why we are here. Thank you Mr. Moderator. ARTICLE 1. The following report of the Board of Public Works, presented by Douglass L. Barker, on the new John Street Facility was accepted as a report of progress. BOARD OF PUBLIC WORKS REPORT ON THE NEW JOHN STREET FACILITY INTRODUCTION The Board of Public Works hereby submits this report to Town Meeting members on the proposed new Board of Public Works John Street Facility. As always, members of the Board are available to answer any questions you may have regarding this project. Board of Public Works Douglass L. Barker, Chairman Barry E. Hampson, Secretary Arthur Polychrones Gail F. Wood Robert P. Griffin GENERAL PROJECT OVERVIEW HISTORY: In November, 1983, Town Meeting authorized the Board of Selectmen to sell to TASC the land and buildings occupied by Public Works on John Street and established the Public Works Facility Relocation Committee, charging this committee to review prospective sites for a new facility. The Facility Relocation Committee compiled a list of Town owned and Sepcial Town Meeting February 25, 1985 privately owned properties which it deemed suitable and presented its recommendations at the Annual Town Meeting held inApril, 1984. After extended debate, Town Meeting overwhelmingly endorsed the John Street landfill as the best alternative for the construction of the new facility. As a result of this Town Meeting action, the Board of Public Works developed an estimation of the cost to erect a new facility on the site selected. Town Meeting accepted the estimation and authorized $432,500 for the preparation of the site - $145,000 for architectural and engineering services, $29,000 for borings, and $258,000 for the relocation of waste material to other areas on the landfill where it was to be levelled, graded, and covered in anticipation of future development. Recognizing that it was in the best interests of the Town to move expeditiously to fulfill Town Meeting's mandate to permit TASC to develop its plans for the entire site as quickly as possible, the BPW advertised for Engineering- Architectural firms. After interviewing selected respondents, the Board appointed E. E. Maguire, Inc. of Waltham, Massachusaetts, to prepare plans and specifications for the new facility. Public hearings were held on August 20 and September 24, 1984 to assess the conceptual design and to solicit citizen input. While the design phase progressed, the operation to relocate waste material was completed. During the November 1984 Subsequent Town Meeting, the site location was again debated, and several votes were taken confirming the April Town Meeting decision to use the John Street location. This Town Meeting also voted to approve the requested sum of $179,000 for sewer installation and drain relocation at the site. This work commenced in January, 1985, and will be completed in the spring, as will the final topping, loaming, and seeding of the regraded areas throughout the landfill. A third and final public hearing to review the progress of the project and to evaluate bid prices was held on February 14, 1985. Two additional points of importance are: 1. To date $611,500 has been expended or committed to prepare the site at the John Street landfill. 2. The sale of the present public works 15 acre site was completed on November 23, 1984, thereby beginning the three (3) year period allotted by TASC for the completion of the move. DESIGN CRITERIA: In addition to cost, the following criteria were considered in determining the final design of the new facility: 1. The need to provide adequate space to meet essential operational needs of the Department of Public Works consistent with Town Meeting's two directives: (a) to provide for the relocation of the Administrative offices from the Town Hall, and (b) to provide sufficient service area for the maintenance of all Town vehicles should consolidation of this function ultimately occur. 2. The necessity of positioning the facility on the 8.32 acre triangle so as to gain optimum security of the complex, to provide access for emergency vehicles, to assure safe, smooth traffic flow on and about the area for both citizens and operators, to provide accessibility to exterior storage areas, to insure and secure location of fuel distribution stations, and to provide an aesthetically pleasing complex that would be compatible with proposed industrial development in the area. 3. The necessity to minimize operational noise and to assure reasonable privacy for residential abuttors. 4. The need to fulfill all State, Federal and local ordinances, especially those pertaining to fuel storage and the storage and disposal of hazardous waste material. Each of these concerns was addressed in the final design which now accomodates both the administrative and operational functions of the Department of Public Works in addition to garage and storage fdacilities capable of housing all Public Works owned equipment in an environment that meets at least minimal standards for proper care. ME ".0 ul, LOCUS PLAN (Filled Area - 16.2 Acres) 1z REMAINING z LANDFILL ANN 0 SITE D .-10 ICE (Cleared Area d 'A r ea APTS. 9.1 Acres), t3PW SITE 128 (8-32 Acres) 0 FOR jv M Cp A 4N us OSTO TEXAC �Mztu RAI STOVE TASC' TIRE PROPERTY BrST( �AS -7 110 I_j I LU iz Lu Id AMERICAN MUTUAL \\ V; I v/. ' v .. o0 � o � LL c i m � c0 N v U t C_ •C CO i 'c LO E N Ult g Q m o LU N Z: ' Ci CO ca - ' � • '� 1it ZO 't m Z Rol ooh 0 0 • Z a a W F- U) F— J CU _zw w cic O LL of m on F- CL 0 W K m H c_ o o U o a m � U a i c U 0 -60 0 as 0 0 m .. N z a x O }� O I Z LL LL, 10 LL. - - - - --- - ----- ----- j On A r� IN 14 OZ.; « +a f iiw � A e � ua + o< `e !7 : r � i o All" 11 r� ► jJ rrn �rrrorrra moo 0 -10- ADMINISTRATION V 0 -10- ADMINISTRATION MAINTENANCE ~. - 1 1 - t4l SHOP AREA 1� CW . -13- , 1 I I i I I; i II II II II 1) 1 �f t� I lJ �wn�l �o,d L__ J 1 1 i 1 1 � i I I. I I � ------------- _Jl______._ ___ -13- 1 I' II II I R I O I � II u li I I 1 J HEATED GARAGE y � I 0 1 I� i 1� ■ 1 11 ;I'I 1 11 YOL7�YL 1 :L - -- - - -- i : i I � I I 1 I i 1 I 1 I I 1 - I 1 I I V I I 1 I y I I I .1 1 II I I 14 Lffe 11 1 doA Adwi 4r.00" -1 Rod 'A 2011 -AL Moe win L—J. 044 UNHEATED STORAGE OUTBUILDING a O 0 I-. to Special Town Meeting L0 February 25, 1985 Several years ago, provisions were made in the capital improvements budget, to fund the construction of an additional heated storage area at the present site, as the present facility did not have the building area required. This space is now included in the new facility. SQUARE FOOTAGE COMPARISON For your information, a space comparison is shown below: SPACE Shops and Storage Personnel Equipment Maintenance Equipment Storage (Unheated) Equipment Storage (Heated) Salt Storage Admin., Engrg. BPW Bear Hill (Current storage space) TOTALS EXISTING (s.f.) 10,837 2,022 3,286 8,600 10,873 3,360 3,696 2,200 44,874 BIDS AND PROJECT COST PROPOSED (s.f.) 10,508 1,350 5,400 7,506 20,252 3,360 4,253 0 51,280 C. E. Maguire, Inc. has worked diligently in conjunction with the Board and the Department staff to meet, as reasonably as possible, the original $3,185,000 cost estimated by the Facility Relocation Committee nearly a year ago. The three apparent lowest eligible bidders, as determined on February 14, 1985: FIRM AMOUNT I. Cresta Construction Inc. $ 2, 989, 500.00 Lowell, MA 2. Quannapowitt Development Corp. $ 3,018,400.00 Wakefield, MA 3. R.W. Granger & Sons, Inc. $ 3,044,000.00 Shrewsbury, MA TOTAL ESTIMATED PROJECT COST Previously authorized by Town Meeting $ 611, 500.00 Apparent Low Bid $ 2,989,500.00 Other costs not included in bid: Clerk of Works $ 36,000. Furniture $ 5,000. Equipment $ 45,000. Moving Costs $ 27,500. Engineering Fees $ 7,500. Contingency (3.3 %) $ 100,000. $ 221,000.00 TOTAL PROJECT COST $ 3,822,000.00 Please note that some sub -bids have been protested. See attached plans February 15, 1985 February 15 - 23, 1985 February 25, 1985 April, 1985 October, 1985 December, 1985 May, 1986 June, 1986 August, 1986 PROJECT TIMETABLE Report mailed to Town Meeting Plans on display at Reading Public Library Special Town Meeting deliberates construction funding Construction Starts Salt Shed complete, Town use Cold Storage Building complete Heated Storage Building complete Shops and Vehicle Maintenance occupied Administration Building occupied `'Q� Special Town Meeting February 25, 1985 ARTICLE 1. The following report of the Industrial Development Commission, presented by Daniel A. Ensminger, was accepted as a report of progress. REPORT OF THE INDUSTRIAL DEVELOPMENT COMMISSION TO THE SPECIAL TOWN MEETING OF FEBRUARY 25, 1985 The Industrial Development Commission 8has the responsibility of investigating the potential for commercial use or re -use of town -owned land. The charter that has evolved for the IDC has three principal elements: 1. Review and evaluate parcels of town land that are potential industrial /commercial sites. 2. Review and evaluate proposals received by the Town of Reading for re -use or development of town owned property for industrial /commercial usage. 3. Perform any duties requested by the Board of Selectmen consistent with the above. The major effort of the Commission since our beginnings in 1980 has centered on the study of the landfill. In 1981, the IDC developed a plan for reviewing the potential value and development possibilities of the dump. To this end, we have reveiwed the 1975 Sasaki report, which contained several recommendations for re -use of our landfill, and have initiated two studies, one by the Metropolitan Area Planning Council, and the other by Whitman & Howard, Inc., an engineering firm specializing in the analysis of groundwater contamination and building foundation requirements. The Sasaki report and MAPC study basically laid out a timetable and plan for researching the landfill's re- development potential. With these studies in hand, the IDC commissioned Whitman & Howard to perform extensive geohydrological studies on the landfill and vicinity. The Planning Board has been working with the Industrial Development Commission since the last Annual Town Meeting adjourned. Since early July 1984, we have been actively pursuing an additional study from the Metropolitan Area Planning Council (MAPC) on the John Street industrial land and, in particular, the development of the former landfill; in order to provide the town and Town Meeting members with the facts and figures before their final vote to fund the new BPW facility. We want the town and Town Meeting to be aware of the long -range impacts on the future development of this area and the revenue to the town if the BPW facility is located as proposed on this site. Reading, by its actions in conveying 15.2 acres of prime commercial land to TASC last November, has sent a very strong signal to real estate developers and brokers that it is serious about its plans to go forward with the "John Street Renaissance ". This action has precipitated a great deal of interest by developers who wish to build first -class office facilities in the area. For example, based on one developer's projection, sale of the entire front 16 acres of the landfill to a private developer could bring conservatively to the town some $3.2 million in sales revenue, plus $300,000 to $500,000 per year in property taxes. Reading cannot afford to ignore such revenue sources in an era of austerity under Proposition 2'/z. We are aware that the Board of Public Works has opened its bids on February 14th and that 30 days from that date those bids will expire. The cost of reopening the bid process at some later time has been estimated by the BPW to be no more than $110,000. This must be contrasted against the millions of dollars in potential land sales receipts and tax revenues that the town stands to lose from piecemeal, ad -hoc development of the landfill. Moreover, the $611,000 expended to date by the Town Meeting on the facility is not "lost" money if the design or location of the BPW facility is changed -- the architectural plans already developed by C.E. Maguire can be modified and the town's costs associated with the garbage removal and the sewer and drainage improvements on John Street would be considered in establishing a negotiated sales price with a private developer. 007 L-. f Special Town Meeting February 25, 1985 At this moment, Reading is at a crossroads. The decisions made tonight will have a lasting effect on the Town's future. Town Meeting has three choices before it tonight: The first is to fund the BPW Facility for $3.2 million dollars; the second is to transfer care, custody and control of the landfill to the Board of Selectmen for eventual sale; and the third option, which we believe to be the most prudent at this time, is to authorize the Planning Board to perform a comprehensive study of the potential of our John Street land. The stakes are too great for the Town of Reading to do less than a thorough job in this matter. Decisions of this importance must be based on as much information as possible. The town must maximize its use of this significant resource. Therefore, we urge you to consider the long -range view in making your decisions this evening. ARTICLE 1. On motion of Maureen T. O'Brien it was voted to lay Article 1 on the table. ARTICLE 2. On motion of Nils L. Nordberg it was voted that the Board of Selectmen appoint a study committee of not more than seven persons to review and report on to Town Meeting the impact, to date and for the next five years, of Proposition 2y2 on the finances of the Town. ARTICLE 2. On motion of Maureen T. O'Brien it was voted that Article 2 be laid on the table. ARTICLE 3. The following motion by John L. Fallon, Jr. was voted unanimously. Move that the Town name the area now commonly known as the Birch Meadow Baseball Field as the NEWELL H. MORTON FIELD. ARTICLE 4. On motion of Russell T. Graham it was voted that the Town, as provided for in Article III, Section 11 of the By Laws of the Town, amend the Capital Outlay Plan as adopted at the Subsequent Town Meeting of November 1984. ARTICLE 5. On motion of John H. Russell it was voted that Article 5 be indefinitely postponed. ARTICLE 6. On motion of William J. Hughes, Jr. it was voted that the Town authorize the Board of Selectmen, upon the written request of the Board of Public Works, to convey and /or abandon unto Lube 495 Realty Trust a certain drainage and sewerage easement in Reading, Middlesex County, Massachusetts, situated along the northerly side lotline of Reading Assessor Plat 53, Lot 25A as shown on a plan entitled "Easement Through Private Property for Drainage and Sewerage Purposes - Ash Street" dated October 19, 1963 and recorded with Middlesex South Registry of Deeds, Book 10382, Page 473, said easement having been taken by the Town of Reading by instrument entitled "Order of Taking" dated October 14, 1963 recorded at Middlesex South District Registry of Deeds, Book 10382, Page 473; and that the minimum amount of One Dollar ($1.00) is to be paid to the town for such conveyance or abandonment or to see what else the Town will do relative thereto. 84 voted in the affirmative 33 voted in the negative 2/3 vote required ARTICLE 7. The following motion presented by Richard S. Dempster was indefinitely postponed upon motion of Maureen T. O'Brien. Move that the Town transfer the care, custody, management and control of the following described land and buildings thereon from the Board of Selectmen of the Town of Reading to the Reading Housing Authority for future housing purposes: The land at the intersection of Grandview Road, Waverly Road and Oakland Road shown as Lots 103 to 110, inclusive, on Reading Board of Assessors' Plat 123, being a portion of the premises formerly assessed to John D. Landers and taken by Tax Taking dated December 23, 1933 recorded on February 13, 1934 at the Middlesex South District Registry of Deeds in Book 5791, Page 523, all rights of redemption of which were foreclosed by a Decree dated July 31, 1939, notice of which is recorded at said Registry of Deeds in Book 6317, Page 393. Special Town Meeting February 25, 1985 ARTICLE 2. On motion of Maureen T. O'Brien it was voted to take Article 2 from the table. ARTICLE 2. On motion of Maureen T. O'Brien the following motion was voted: Voted: That the Board of Selectmen be, and they hereby are, instructed to sell to the Reading Housing Authority for future housing purposes the following described land and buildings thereon pursuant to the vote taken under Article 2 of the warrant for the Special Town Meeting of November 15, 1937: The land at the intersection of Grandview Road, Waverly Road and Oakland Road shown as Lots 103 to 110, inclusive, on Reading Board of Assessors' Plat 123, being a portion of the premises formerly assessed to John D. Landers and taken by Tax Taking dated December 23, 1933 recorded on February 13, 1934 at the Middlesex South District Registry of Deeds in Book 5791, Page 523, all rights of redemption of which were foreclosed by a Decree dated July 31, 1939, notice of which is recorded at said Registry of Deeds in Book 6317, Page 393. ARTICLE 2. On motion of Maureen T. O'Brien it was voted that Article 2 be laid on the table. ARTICLE 8. On motion of Ronald V. O'Connell it was voted that Article 8 be indefinitely postponed. ARTICLE 9. On motion of Maureen Rich it was voted that the sum of $25,000 from the Overlay Reserve Fund be appropriated to the Planning Board for the purpose of hiring consultants to study and formulate a plan for the comprehensive development of the John Street industrial land area. 77 voted in the affirmative 35 voted in the negative On motion of Maureen T. O'Brien it was voted to adjourn until 7:30 P. M. on February 28th, 1985, at the Parker Jr. High School. Meeting adjourned at 10:45 P. M. 145 Town Meeting members were present. A true copy. Attest: Lawrence Drew Town Clerk