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HomeMy WebLinkAbout1978-11-20 Adjourned Subsequent Town Meeting Minutes113 ADJOURNED SUBSEQUENT TOWN MEETING Reading Memorial High School Auditorium November 20, 1978 The meeting was called to order by the Moderator, Kenneth C. Latham, at 8:00 P.M. The invocation was given by the Rev. David Reid of the First Baptist Church, followed by the Pledge of Allegiance to the Flag. ARTICLE 10. Moved: That the Town amend Article IX of the General By -Laws by adding the following: Section 5. No schedule of bills or accounts payable incurred by a Town Office, Department, Board, Committee or Commission shall be submitted to the Town Accountant to be placed on a warrant for payment until a majority or three of the elected or appointed members of said Office, Department, Board, Committee or Commission, whichever number is lesser, have reviewed and approved such schedules by affixing their signatures thereon. For a Town Office, Department, Board, Committee or Commission with less than two elected or appointed members the Department Head or Town Officer in charge of the Department, Board, Committee or Commission and a designated Clerk, previously approved by the Board of Selectmen, must review and approve such schedules by affixing their signatures thereon; however, in the event of an extended absence, including vacations, of one such signatory, bills may be presented for payment over the signature of the other signatory, provided that within seven days of his or her return to the Town the absent signatory reviews and approves or disapproves such payments and so notify the Town Accountant. On motion of James J. Sullivan, Jr. it was voted that Article 10 be indefinitely postponed. ARTICLE 11. To see if the Town will vote to amend Article IX of the General By- Laws by adding the following new section or take any other action with respect thereto: No payroll incurred by a Town department, board, committee or commission shall be submitted to the Town Accountant to be placed on the warrant for payment until a majority of elected or appointed members of said department, board, committee or commission have reviewed and approved such payrolls by affixing their signatures thereon. On motion of Marvin M. Rosenthal it was voted that Article 11 be indefinitely postpone r ARTICLE 12. On motion of George A. Theophanis it was voted that Articles I, III, and XIII of the General By -Laws be amended as follows, to become effective November 15, 1979: Amend Article I as follows: 1. Delete Section 1 and replace with a new Section 1, which reads as follows: The Annual Town Meeting shall be held on the first Monday in March of each year for the election of Town Officers and for other such matters as required by law to be determined by ballot. 2 Section 2 -- delete the words "first Monday in May" and replace with the words "third Monday in March" so that the first sentence in Sectkn 2 reads as follows: All business of the Annual Town Meeting, except the election of such officers and the determination of such matters as required by law to be elected or determined by ballot, shall be considered at an adjournment of such meeting to be held at 8:00 P.M. on the third Monday in March except if this day shall fall on a legal holiday, in which case the meeting shall be held on the following day, or at a further adjournment thereof. 3. Section 7 -- delete the words "of March of the year for the Annual Town Meeting in which action thereon is to be taken" and replace with the words: "preceding the date of election of Town Officers" so that the first sentence of Section 7 reads as follows: All articles for the Annual Town Meeting shall be submitted to the Board of Selectmen not later than 8:00 P.M. on the third Monday preceding the election of Town Officers. 114 Adjourned Subsequent Town Meeting Amend Article III as follows: November 20, 1978 I. Section 7 -- change the words "Monday in May" in the first sentence to the words "adjournment of the Annual Town Meeting" so that the first sentence shall read: The Finance Committee shall make a written recommendation on all Articles that it has considered, and the Town Clerk shall mail said written recommen- dations to each Town Meeting Member at least seven (7) days prior to the first adjournment of the Annual Town Meeting, and second Monday in November and four (4) days in advance of any Special Town Meeting. 2. Section 10 -- change the words "thirty -first day of December" appearing in the first and third sentences to the words "fifteenth day of November" so that the first sentence shall read: The various Town Boards, Officers and Committees charged with the expenditure of Town money shall, not later than the fifteenth day of November of each year, prepare detailed estimates of the amounts deemed by them necessary for the administration of their respective Offices or Departments for the ensuing fiscal year with explanatory statements of the reason for any substantial changes in the amounts appropriated for the same purpose in the preceding year; and that the third sentence shall read: Such estimates and statements shall be filed by said fifteenth day of November with the Town Accountant who shall immediately deliver copies of the same to the Finance Committee. and Amend Article XIII as follows: I. Section 1 — change the words, "last Monday in March" to the words "fifth Monday preceding the first adjournment of the Annual Town Meeting" so that Section 1 shall read: Section 1 -- All Town Officers, Boards and Committees shall file an annual report of their doings with the Board of Selectmen on or before the fifth Monday preceding the first adjournment of the Annual Town Meeting of each year, and the Board of Selectmen shall cause such reports to be included in the AnnualTown Report. 2. Section 2 -- change the words "last Monday in April" to the words "first Monday preceding the first adjournment of the Annual Town Meeting" so that Section 2 shall read: Section 2 -- The Board of Selectmen shall have the printed Annual Town Report ready for distribution not later than the first Monday preceding the first adjournment of the Annual Town Meeting of each year. 70 voted in the affirmative 57 voted in the negative -/ ARTICLE 13. On motion of George A. Theophanis it was voted that Article I of the General By -Laws be amended as follows: Section 8 — add the words "the Planning Board and the By -Law Committee" so that Section 8 shall read as follows: "The Board of Selectmen, after drawing a Warrant for a Town Meeting, shall immediately deliver a copy of such Warrant to each member of the Finance Committee, the Planning Board and the By -Law Committee." On motion of John H.Russell it was voted to take Article 2 from the table. ARTICLE 2. On motion of John H. Russell it was voted that the By -Law Committee be instructed to consider expanding Article I, Section 8 of the General By -Laws to include delivery of a Town Meeting Warrant, immediately after drawing, to each Town Board and Committee and to include such changes in the Warrant for the next Annual Town Meeting. On motion of John H. Russell it was voted to lay Article 2 on the table. On motion of Frank A. Smith, Jr. it was voted to take Article 1 from the table. ARTICLE 1. The Report on Conversion of the Reading Community Center for Municipal Office Space was presented by Frank A. Smith, Jr. This report was accepted as a report of progress. ki I� 4 i i 3 " FOR MUNICIPAL OFFICE SPACE REPORT ON CONVERSION OF THE READING, COMMUNITY CENTER FOR MUNICIPAL OFFICE SPACE Sanborn Street - Reading, Massachusetts Bastille- Neiley, Architects Boston, Massachusetts November, 1978 ion TABLE OF CONTENTS PAGES Summary Report 1 Suitability 1 - 2 Physical Condition 2 - 4 Estimated Cost of Construction 4 Drawings 5 - 10 Construction Outline 11 - 19 Report of Barstow Engineering, Inc. 20 - 24 Report of Bratiotis & MacConnell, Inc. 25 - 26 Cost Estimate by John M. Belding 27 - 28 SUMMARY REPORT Under Articles 14 and 15 of the Warrant for its November 1978 Town Meeting, _ the Town of Reading will be asked to decide whether to raze the Reading Community Center building to make its site available for new construction, or to rehabilitate that building for municipal office space. The Board - of Selectmen has asked this office to study the feasibility and Probable cost of such a conversion program; the results of our study are contained -- in this report. - In outline form, we have measured the problem against three principal marks - the suitablility of the building for municipal office use - the physical condition of the facility - and the estimated cost of the conversion. It should be emphasized that in our evaluation this conversion would be regarded as permanent and not stop -gap. SUITABILITY If an existing building is to be seriously considered, it must be suitably located, of appropriate character, and of the right size for its proposed new functions. The Community Center, unlike many older shcool buildings of-its type, happens to be located very close to the established center of the community, with easy access from established streets, and on a site which provides what we believe to be adequate if not generous space for parking. To serve effectively as a Municipal office building, any structure - new or old - should reflect in the character of its design its importance in the community. While there are other ways of expressing this importance in contemporary desion practices, the monumentality of the Community Center - building and its prominence in the established central area seem to us to make it appropriate for permanent town office use. The size of the building is of course of paramount importance in this study. The gross area of each floor of the Community Center is just over 10,000 square feet, for a total of 40,000 square feet in round numbers. Within the exterior walls, and omitting the old ventilating shafts, there are approximately 9,400 usable square feet oer floor, for a total of 37,600 square feet. If circulation, storage, toilet and mechanical spaces are deducted, there remain approximately 26,000 square feet available for actual use as offices, hearing rooms and the like. _ 1 Bearing in mind the relatively high ratio of circulation space in a build - ?n; t`'at began life as a school, and allowing for the existence of sizable meeting room areas, it can be concluded that at 250 to 300 cross square feet per person this building would accommodate a working population of 90 to 150 persons. In the course of our investigation we have been given two pertinent figures - the first that the town Departments involved may be expected to have on a 20 -year projection about 110 employees - and the second that the present Town Hall, which we are told is extremely crowded, has a gross floor area density of about 200 square feet per person. The conclusion to be drawn from these figures is that the Community Center building appears to be slightly oversized for its proposed function; the additional capacity may be considered as insurance against unforeseen ex- pansions, or as available space for other related functions, not included in the foregoing projection, or even as a justification not to finish off certain marginal areas in the building at this time. Since these specula- tions lie beyond the scope of our instructions, however, it should be under- stood that the studies covered by this report assume full development of all available areas in the building. PHYSICAL CONDITION We have examined prints of the original working drawings provided to us by the Board of Selectmen, and have inspected the building on three separate visits. In addition our mechanical and electrical engineers have made their own inspections and submitted their own reports, copies of which are included herein. Our findings in general are that the building is in sound physical condition, but that several items of repair or modernization should be undertaken, among them the following: Exterior Repair, modify and extend existing paved parking areas, and provide additional lawns and planting around the building. In general the brick masonry is in good condition, but requires re- pointing and cleaning in a number of areas, particularly at the loca- tions of missing rain leaders. The two fire escapes should be wire- brushed, rust - proofed and painted, and their anchorage and foundations checked and repaired as required. Exterior wood trim requires minor repair and painting; wood sash should be puttied, painted, and weatherstripped, with running beads and broken glass repaired where necessary. Security boarding and masonry in -fill should be removed where they exist, and windows put back in place. Exterior wood doors should be replaced, and certain ones replaced by windows. Damaged portions of the main roof cutter on the south side should be repaired, and all new copper rain - leaders restored, with cast iron boots up to about 10 feet above the around to minimize deliberate and accidental damage. = In general the roof appears in good condition, with a few slate shingles - needing repair. Flashings seem sound but the exposed brickwork in the _ tops of the old ventilating stacks has suffered considerable damage - due to frost action and requires repair. In addition these stacks, which though no longer used are still open at the top, should be roofed over. Interior In general the building interior is basically sound, but many concrete slabs in the basement should be levelled and hardwood floors elsewhere should be reoaired to reduce squeaking. Existing plaster walls should be checked for repairs of loose areas and local crackina, particularly on the top floor. Interior doors including their hardware should be repaired where necessary, and most wood sash repaired and painted. Electrical and mechanical distribution systems should be replaced with new systems as described in the attached engineering reports. We re- commend addition of a complete sprinkler system. The necessary structural framing and concrete pit must be installed _ to accommodate a new elevator serving all floors. New public toilets and janitorial closets are required on each floor. New oarti ti ons should be erected at the first, second and third floors to ensure legal enclosure of the two existing stairs, which incidentally have a very comfortable run - and -rise and will provide excellent internal circulation. The entire attic floor should be insulated with 6 inches of mineral wool, for comfort and energy conservation. The long disused third floor should of course be thoroughly cleaned and renovated, with windows set back in place, damaged partitions repaired, and the old ceiling lights, which used to borrow light from - the former roof skylights (now roofed over), eliminated. A tremendous amount of space is available in the attic, but we do not recommend changes or occupancy of it beyond use for attic -type storage, the running of wiring, and the elevator machine room. 3 All occupied interior spaces should be painted, and in general will have new suspended acoustic ceilings. In general floors will be car - peted wall -to -wall, but with resilient floorina in certain areas and ceramic tile in toilets. V ESTIMATED COST OF CONVEP.SION The estimated construction cost of the repairs, renovations and improve- ments to the Community Center, as described above and in the construction outline, and as shown in the attached reports from our engineers and our estimator, is 51,465,000. In reacting to this figure, it is important to keep in rind the following points. First, our approach to the proposed conversion is based on putting the entire building, and in particular its electrical and mechanical systems, into first class condition comparable with those of a new building. Second, all estimated costs include assumed escalation factors for a full year. Third, the unit cost of just under S37 per square foot should be measured against $50 to $60 per square foot for new construction of comparable size and quality. Obviously reductions can be achieved by omitting or delaying certain portions of the renovation work, but it should be noted that the total pro- gram can be expected to cost more if it is staged, due to further escalation factors and in particular to duplicated start -up costs. - We wish to exoress our appreciation to the Board of Sel ectren and others who have assisted us in the preparation of this report, and trust that it will provide realistic information to the Town of P,eadina, to help its citizens decide on the future of the Community Center and of its municipal office facilities. Respectfully submitted, BASTILLE- NEILEY yy Robert A. Bastille 4 DRAWINGS SITE PLAN Sheet 1 GROUND FLOOR Sheet 2 FIRST FLOOR Sheet 3 SECOND FLOOR Sheet 4 THIRD FLOOR Sheet 5 NOTES ON THE DRAWINGS The Site Plan shows rearrangement of the present parking area for a more attractive setting, and a new drive leading to added parking, which includes wider bays for handicapped persons. The Ground Floor entrances are easily modified for wheel -chair access. Ornamental and screen planting around the building and along the north property line are indicated. The Ground Floor Plan shows the former gymnasium area to be raised, and clearly shows the convenience of access to the new elevator by handicapped persons. - On all Floor Plans designated toilet areas are indicated, and ele- ments to be removed are shown by dashed lines. The approximate floor area of each section is indicated on the plans. We have shown likely or reasonable partitioning throughout by means of solid black lines, but we emphasize that no specific space assignments are implied as such detailed planning is beyond the scope of this report. It will be seen, however, how flexibly the space can be subdivided. The Second Floor Plan shows the large meeting hall which we feel should remain; its existing coffered ceiling is shown by dotted lines. On the Third Floor Plan, all toilets are located at the elevator end of the building, since the center and west wino would be the only parts of the entire building not readily accessible to persons unable to use the stairs to the raised central portion. 5 � ` ---- � � n z — � w � u -----�� sxwaonw sTnccr ` | �---' �1� � ^u —' ~~ ze CL 7-7.7. 'Lf T1 n Q1 w W m - W C - Z o II L6 o n ® La ' W W zO O Z� 1 `I1 I 0 LJ o ai N F W W t^ O _ I 00 QI - .r Z - W m _ - f W O — Z -_ t¢t F Z 0 ON k ■ 1 ROWE `em n N W _ m W Z L o Q W W W Z° O W V) f bow-- 10 '�iJ W - m - W O Z O O ]w W W © W - O_ CONSTRUCTION OUTLINE DIVISION 1 - GENERAL REQUIREMENTS A.I.A. General Conditions, A -201, shall govern all work. Section lA - Special Conditions Carry 'Workmen's Compensation, Public Liability, Property Damage and Automobile Liability insurance; include similar coverage for all subcontractors. Massachusetts Department of Labor and Industries Wage Rates shall be incorporated. Filed sub -bids will be taken for trades required by law. Contractor shall verifv all lines, grades, measurements and condi- tions; shall furnish all required barricades, Protection, temporary enclosures, heat, light, power and water; shall pay for all permits; shall maintain a field office and field telephone; shall provide one 4' x 8' construction sign; shall clean the job at completion; shall submit all required shop drawings and samples; and shall take all reasonable safeguards against fire. Do work only during regular working hours, except in emergency and if directed otherwise. Maintain egress and cooperate with occupants during construction. DIVISION 2 - SITE WORK Section 2A - Site Work Protect existing trees from damage. Strip loam for new drives, parking areas and walks; place gravel sub -grade for same. Excavate for new underground services and backfill. After removal of former gymnasium floor,, Place and compact approximately 4 feet of fill in that area. Repair damaged lawn areas and loam and seed new lawn areas. Repair catch basin roof drainage, and provide new catch basin to drain new parking area. Blast rock as required for new service trench. 11 Provide bituminous concrete walks, driveway and narking areas, Mass. D.P.W. Class I, Type I -1; reoair and modify existing parking area, including removal of existing blacktop and gravel and placing of new loam and seed areas at building and along north property - line. - Provide granite curbs at edges of new south parking_ area and along sidewalk in front of the building. Provide loam pockets for screen planting along north property line _ I and where shown around the bui l ding. Provide ornamental plantings, under an allowance to be determined. DIVISION 3 - CONCRETE Section 3A - Concrete Do all concrete work required for new electric service and other sub - surface utilities. Provide all equipment pads or bases. Re- pair all rough slabs by applying a levelling coat, properly bonded and dust - proofed. Construct new elevator pit. Provide slab in former gymnasium area. All concrete shall be 3000psi, transit mixed. ACI code shall govern. Include all testing, forming, placing, curing and protection. I DIVISION 4 - MASONRY Section 4A - Masonry Remove all masonry blocking in windows to be re- opened. Clean and re -point exterior brickwork in areas of missing rain - leaders, at piers flanking main entrance, and wherever else repairs are required. Repair brickwork of six vent stacks above roof, where brick is displaced by frost action. - Re -point open joints of limestone belt courses and window sills. -- Demolish existing masonry walls in building, particularly at former heating plenums in Basement. Cut all required new masonry openings, wall chases, etc. Build in all required lintels, anchors, bolts, etc. _ Take all necessary cold weather precautions. 12 Provide all scaffolding, hoists, etc. for the work of this trade. _ DIVISION 5 - METALS Section 5A - Structural Steel Comply with all A.I.S.C. specifications. Provide new steel framing around new elevator shaft, at each floor - level. Include all bolts, connections, clips, etc. Welding by certified welders only. Section 5B - 'liscellaneous 'fetal Check fire escapes and make any minor repairs. Provide 10' high wrought steel pipe rain leader boots at each of eight rain leaders. Furnish all necessary miscellaneous clips, bolts, anchors, ties, etc. DIVISION 6 - CARPENTRY - Section 6A - Rough and Finish Carpentry Provide all grounds, blocking, furring, strapping, etc. Cut and patch for all trades. Repair all existing interior and exterior trim where required. Provide all required new interior and exterior wood trim; match _ existing work where appropriate. Interior trim shall be birch or approved equal; exterior trim shall be clear pine. Back -prim all trim before installation. Install finish hardware, whether new or repaired. Repair all double -hung sash including parting beads, stops, mouldings, -_ etc. Provide all new interior and exterior wood doors and frames. Ex- terior doors are generally 2-1/4";-frames generally existing to remain. New interior doors generally 1 -3/4" solid core flush doors _ with paint -grade birch veneer or equal. _ 13 DIVISION 7 - MOISTURE PROTECTION Section 7A - W aterproofina and Caulkina Place vapor barrier under new concrete slab in former gymnasium area in Basement - 6 mils visqueen. Repair existing caulking around all window and exterior door frames and wherever else required to make the building weather - tight. Caulk around edges of new stack closures at roof. Use monolastomeric caulking compound, Tremco or equal. Section 7B - Insulation Provide 1 -112" rigid styrofoam perimeter insulation under outside 4 feet of raised concrete slab in former Basement aymnasium area. Provide 6" fiberglass roil insulation or equal over entire attic floor area, R -19 rating. Section 7C - Roofing and Flashing Repair existing slate shingle roofs. (Note: Inspection indicates only minor repairs requi red. ) t w.. Check all existina metal flashing at roof, and make-necessary re- pairs. (Note: only a few areas of damage were observed on in- spection.) Repair damaged portion of existing copper roof gutter on south face of building. Check all remaining gutters and repair as required. Provide all new copper rain leaders from gutter to 10 feet above the ground, where they will connect to steel pipe boots (Section 5B). Leaders shall be square, plain, not less than 20 oz. copper, with all required off-sets, brackets, etc. Install new lead- coated copper roofing over tops of all dis -used former vent stacks. Apply over wood decks provided under Section 6A. Include all felt underiayments, soldering, lock seams, etc. Pitch to drain at edges. Repair or restore roof drains including leaders at roof over main entrance porch and roofs over two Ground floor entrances. DIVISION 8 - DOORS, WINDOWS AND GLASS Section 8A - Metal Doors and Frames Provide all required metal fire-rated doors and frames under this Secti on. Provide fire -rated record vault doors and frames, if required. 14 Section 8B - 'Mood Doors and Frames (Covered under Section 6A; provide doors with mineral cores where fire ratings require.) Section 8C - Metal Windows (None.) Section 8D - Good Windows (Under Section 6A; provide weatherstrioping for all wood windows.) Section 8E - Finish Hardware Deliver all new finish hardware to job, packaged, labeled, and approved by the architect, for installation under Section 6A. Remove, repair and re- deliver all existing hardware to be repaired or re- conditioned. Finish hardware shall include but not be limited to lock and latch sets, butts, closers, thresholds, kick plates, door stops, silencers, etc. for a comolete installation. Submit all samples and schedules to architect for approval. Section 8F - Glass and Giazina Replace all broken window glass with new DSA glass. Apply new glazing compound to all windows where required (the majority of windows will need this work). Provide all new tempered and /or wire glass in partitions, side- lights, doors, etc. _ Remove all labels; replace all cracked, chipped or broken glass; leave glass clean. DIVISION 9 - FINISHES Section 9A - Lath and Plaster Check all existing plaster walls and ceilings, and make all necessary -_ repairs, including removal and replacement of loose plaster and damaged lath. (See especially the third floor.) 15 Where plaster repairs or new work are required, plaster shall be = scratch, brown and skim coat of gypsum plaster over metal lath in general. Apply all required accessories including mesh reinforcement, beads, ties, etc. - Section 9B - Gynsum Drywall _ In general all new partitions shall be 5/8" gypsum board applied — to metal studs by countersunk screws, and taped and soackled ready - for painter's finish. In toilets and other wet areas, use water - resistant type board. At elevator shaft and wherever else required by code, use 5/8" Fire code type board. Include all accessories. Section 9C - Ceramic Tile Floors of all toilets and janitor's closets shall be 1" x 1" cera- mic tile, adhesively set, fully grouted. Malls of all toilets and janitor's closets shall be 4 -1/4" x 4 -1/4" matte glazed ceramic tile, adhesively set and fully grouted, to an average of 4 feet above the floor. Include all coved base, bull - nose corners and other trim for a complete job. Leave one box of each color of tile on job for future repairs. Tile shall be American -Olean or equal. Section 9D - Acoustical Treatment Remove all existing acoustic tile ceilings in present building; salvage for re-use any portions which meet this specification. In general all occupied areas shall have a new hung acoustic ceil- ing consisting of 2' x 2' x 5/8" lay -in mineral acoustic panels with white metal tee suspension system supported by wires from over- head construction, and mounted generally approximately l foot below existing plaster ceilings. Panels shall be non - directional fissured -type oatte rn, white, Arm- strong, Conwed or equal. Include matching metal angle trim around all edges and at all projections. Exception: acoustic treatment in Second Floor Fleeting Nall shall be 12" x 12" x 5/8" square-edge mineral tile, of similar pattern, -_ attached by concealed spline system to existing plaster ceiling between coffered beams. Include edge trim. Leave minimum of one box of each type of tile on job for future repairs. _ 16 Section 9E - Resilient Floorina Floors of Staff lunch Room and Second Floor Meeting Hall (including Platform and Ante - Rooms) shall be 12" x 12" x 1/8" vinyl asbestos tile, Armstrong or equal. All other floors in general (except the in toilets and concrete in mechanical areas) will be carpeted. Apply adhesively, and include leveling compound. Bases will be wood, under Section 6A. Provide moulded rubber treads for steps to Third Floor upper level. Existing treads in two main stairs shall remain. Provide Futurus Carpetile or equal mud mats inside three main en- trance vestibules. Cement down, with bevelled edge where required. Section 9F - Painting Exterior: Prime all new or bare wood, and apply two additional coats. Apply two coats on all exterior trim notrequirinq a prime coat. Interior: All existing walls and trim in good condition shall receive two finish coats. All new wood, metal, plaster and gypsum board shall receive two finish coats over prime coat. Handrails and other natural finished wood shall receive two coats satin varnish, sanded and steel - wooled between coats. Fire-escape: After wire-brushing, aopl_v one coat rust - inhibitive primer and two finish coats of paint. Materials: All paint for exterior and interior work, unless other- wise noted, shall be approved brand of alkyd oil; no latex paint - allowed. Final coat satin eggshell or semi - gloss. Application: Brush or roller for walls and ceiling areas; no spray. Trim: brush only. Mask all hardware and other unpainted items. Provide fire -safe and approved storage and work areas, and remove all tools and stock at completion of job. Submit color samples and list of manufacturers to architect for prior approval. 17 DIVISION 10 - SPECIALTIES Section 10A - Building Specialties Provide cork bulletin boards, two each floor, mounted in corridors. Provide flush metal toilet compartments, floor- mounted, baked enamel finish, Sanyrnetal or equal. Include urinal shields, coa.t hooks, and door hardware. Provide metal "exit" sions of aonroved size and design, red on white or the reverse, wherever required by law. Provide cast metal letters, 12" minimum size, identifying the building, and mounted above the main entrance. Provide adhesiv pre-cut vinyl or other approved type of lettering, for designation of room use, toilets, and the like. Maximum 2" size. Provide recessed tyre fire extinguisher cabinets, with extinguishers, throughout the building. Furnishings and lockers are not in contract. DIVISION 11 - EQUIPMENT (Not Used.) DIVISION 12 - FURNISHINGS Section 12A - Carnet and Furnishings All floors in finished areas, except as noted in Sections 9C and 9E above, shall be wall -to -wall carpet, at $12 per yard installed orice. Install adhesively without underlayment, as required by fire and architectural barrier codes. Provide Joanna Western or other aooroved brand of opaque fabric window shades throughout, for sun control. Window drapes and hardware are not in contract. DIVISION 13 - SPECIAL CONDITIONS ( "Jot Used) In DIVISION 14 - 1111E1I11 SYSTEM Section 14A - Elevator Furnish and install one complete operating passenger elevator, in- cluding car, legal hoistway, rails, spring buffer, overhead machine with all components, and a selective - collective call system. Car shall be 5' x 7', with automatic car and landing doors, interior light, ventilating fan, and rear chair rail. - Doors shall have baked enamel finish. Car shall have plastic laminate wall finish with baked enamel ceiling finish. Floor shall be vinyl asbestos tile or equal. Elevator shall be designed for emergency operation on the stand -by generator system included in electrical work. Include one year of maintenance in the elevator price. DIVISION 15-- `MECHANICAL Section 15A - Plumbina Refer to attached report of Barstow Engineering, Inc. Section 15B - Heatina, Ventilatina and Air- Conditionin Refer to the attached report of Barstow Engineering, Inc. Section 15C - Sprinkler System Provide a complete wet -pipe sprinkler system, covering all parts of the building (the attic portion shall be dry -pipe to prevent freezing). Include new street service, wall hydrant, alarm and all other required components. Refer to the attached report of Barstow Engineerina, Inc. DIVISION 16 - ELECTRICAL - Section 16A - Electrical Work -- Refer to attached report of Bratiotis & MacConnell, Inc. The total electrical budget included in that report covers lighting and power; electrical work in connection with the Air - Conditioning _ and Heating systems; a gas powered stand -by generator and emergency power system for elevator and liahting; low- tension systems such as alarms, heat detectors, and the i i ke, and new underground electric service. 19 BARSTOW ENGINEERING, INC. CONSULTING ENGINEERS 401 COMMONWEALTH AVENUE BOSTON, MASSACHUSETTS 02215 262- 0420/227 -7869 ROBERT J. BARSTOW JAMES G. CRAIG JOHN PANITSAS October 31, 1978 Bastille - Neiley, Architects 184 High Street Boston, Massachusetts 02110 Attention: Mr. Robert A. Bastille Subject: Proposed Town Offices, Reading, Mass. Gentlemen: I visited the building on October 27 and was shown around by Jim Gould of the town maintenance staff. The existing mechanical systems are as follows: HEATING: 1. Oil- fired, steam, sectional cast iron boiler, H.B. Smith Model 44, 19- section, installed in 1956. (Smoke pipe is not insulated.) - 2. 3. Petro, horizontal - rotary -cup oil burner, firing No. 2 fuel oil, converted from heavier oil. Steam distribution through two -pipe, trapped piping system to steel, fin -tube radiators, sectional cast iron radiators, and ceiling- mounted, pipe -coil radiators in the basement. 4. There are steam unit heaters in basement rooms, and an electric unit heater in the drop -in center. 5. C=am Condensate is drained by gravity back to a condensate pump in the boiler room. The pump has had one of its duplex pumps removed. Control consists of a new clock - thermostat in the first floor corridor which cycles the oil burner. Unit heaters have thermo- stats which cycle unit fans. Radiators have no control except hand valves. 7. All heating equipment has been removed from the third floor. 8. There are two relatively new unit ventilators in the second floor Meeting Room, but apparently not used. Page one of five pages 20 r «3333 Proposed Town Offices Reading, Massachusetts October 31, 1978 PLUMBING: 1. The original water service into the boiler room has been abandoned. 2. A newer service has been brought into the former Girls' Toilet Room (now used as a shop). 3. Hot water is provided by a new, 52- gallon electric water heater in the boiler room. 4. The original plumbing fixtures have been removed or abandoned. Present existing fixtures are adequate for present use, but are residential type. 5. Electric water coolers are existing in the first floor corridor and one first floor office. 6. There is a gas range in each of two kitchens, as well as electric ranges. Gas meter is in the boiler room. 7. Waste piping is generally out the back of the building, connected across the back and extended to the sewer in Sanborn Street. SPRINKLER: 1. There is no sprinkler system in the building. VENTILATION: 1. The ventilation stacks left over from the school have been sealed - off in each room, except on the third floor, but not sealed at the roof. 2. The first floor kitchen hood has a mechanical exhaust fan, exhausting out the side wall. AIR CONDITIONING: 1. Some window air conditioning units have been installed. They are mostly removed during the winter. Page two of five pages 21 t,I333�3 Comments on Existing Systems: Proposed Town Offices Reading, Massachusetts October 31, 1978 HEATING: 1. While the boiler is old, it is of a type with an indefinite life span. 2. The oil burner is of an obsolete type, quite inefficient, and will become an increasing maintenance problem. 3. Steam heat is difficult to control at best. With only hand valves on the radiators, the system is most inefficient and wasteful. 4. The condensate pump tank is much too small and will result in alternately flooding and starving the boiler with water. Wasted condensate due to this process results in increased operating costs and increased system corrosion. The removal of one of the pumps means a failure in the remaining pump will f make providing heat difficult and /or costly. VENTILATION: 1 1� 1. I see no need for a ventilation system for office use unless interior rooms are created. 2. There are spaces in the basement which were originally for fresh air ventilation for the school. The heating coils have been removed. These spaces could be put to other uses if economically sound. ATP rr)NTITTTnYTTT(: 1. Office space will ultimately be air conditioned. If it is not planned for now, it will probably end up as window units which will cost more in the long run, and will not be as satisfactory as a central system. L 133333 Proposed Town Offices Reading, Massachusetts October 31, 1978 1. The existing water service appears adequate for office use. 2. The existing water heater . appears adequate for office use. 3. The quantity and location of new plumbing fixtures will necessitate new piping within the building, but not outside. 4. A manhole cover back of the building is reported to turn into a fountain during heavy rains. Further examination of this problem is necessary, but will probably not be a significant cost item in overall planning. SPRINKLER: 1. A sprinkler system should be installed throughout the building. RECOMMENDATION: Given the difficulties and inefficiencies of the present heating system, the absence of a third floor system, the necessity of partitioning the large rooms, and the requirement for air conditioning, I see no practical choice but to replace the entire system, with the possible exception of the boiler. The new system I recommend would have fan -coil units in all spaces to provide heating, air conditioning and individual control from central water heating and chilling units. This would result in more efficient heating (as much as 50% less operating cost), small zones for individual control and partial use, and would avoid unsightly, inefficient, window air conditioning units. Proposed Town Offices Reading, Massachusetts October 31, 1978 COST ESTIMATES: 1. New heating and air conditioning system ..............$350,000. 2. New plumbing system ..... ..............................$ 55,000. 3. New sprinkler system ... ..............................$ 45,000. ALTERNATIVES CONSIDERED AND ABANDONED: 1. Repipe existing steam heating system to accommodate new partitions and provide individual control. 2. Window air conditioning units. 3. Central air conditioning in the attic space with ducts feeding down through abandoned ventilating shafts. 4. Through- the -wall type air conditioning units, installed below the windows, with heating coils. One option would be to put in the central heating system, with fan -coil units, with provision for future addition of a central chiller. Deduction from $350,000 estimate .............. $ 40,000. � A Cordially ert J. Barstow RJB/ jkl at Page five of five pages 24 Bratiotis & MacConnell,Inc. L Consulting Engineers M E M OR A N D U M 120 WASHINGTON STREET, BROOKLINE, MASS., P.O. BOX 447, 02147. TEL. (617) 731 -2510 T0: Robert A. Bastille, A.I.A. JOB NO. BM78 -844 BN #7818 FROM: Christos D. Bratiotis SUBJECT: Reading Community Center Conversion, DATE: November 3, 1978 _ Reading, Massachusetts Estimated Budget Electrical Construction Costs A. Pursuant to our Agreement contained herein are the Estimated Budget Electrical Construction Costs that we have developed. In the preparation of these costs we have visited the site and made use of prints loaned to us by your office as follows: 1. Plot Plan, Schematic 2. Basement, First, Second and Third Floor Plans 3. Section A -B (Looking'South) 4. Section C -D (Looking North) 5. Section E -F (Looking East) 6. North, East, West and South Elevations _ B. The Scope of Electrical Work envisioned by the subject costs includes the furnishing and installation of all equipment, materials, labor and accessories required for the subject conversion to provide com- plete and operable electrical systems as hereinafter listed but not necessarily limited to the following: — 1. New Underground Electric Service preferably 480y/277 volts, 3 phase, 4 wire, 60 Hz, A.C. 2. Lighting Systems, 480y/277 volts A.C. or 208y/120 volts A.C. as applicable for: a. Interior General Lighting b. Exit Lighting c. Parking Lighting _ d. Security Lighting 3. Lighting Fixtures and Lamps -- 4. Power Systems, 480y/277 volts A.C. or 208y/120 volts A.C. as applicable for: a. Heating, Ventilating, Air Conditioning, Plumbing and Sprinkler Systems. - b. Elevator Service c. Data Processing System 5. Emergency Stand -by Generator for both elevator and emergency lighting. 25 3ratiotis S MacConnell,Inc. '— Consulting Engineers M E M 0 R A N D U .l JOB NO. RM7R_R44 PAGE 9 „ BN #7818 DATE 11/3/78 6. Telephone conduits and outlets. _ 7. Intercommunication System. 8. Fire Alarm System including Smoke and Fire Detection. This system would incorporate as many components of the present building system as may be feasible. 9. Burglar and Anti - Vandalism System. 10. Raceway system for possible future CCTV. 11. All appurtenant components for complete and operable systems as hereinbefore listed. C. Attention is invited to the fact that subject estimate was developed in conformance with the applicable Sections on lighting energy conservation of the Massachusetts Building Code, Article 22. D. The budget electrical construction costs for the subject conversion is currently estimated at $260,000. cc: Files 1 26 I 7 am Reading Community Center Site ""fork: Y Paving, Toaming, Seeding I! E.xterior 'fork: -- _ - 'i Repair galls Staging, L�o��ms� outs i 1' Gutter ',_,ork Re air Sash Fire y cam ` - 1 Re -jairs Caulking x750 { i I Roof Work: • ; I - Repair Chimneys, Rezair Roofing I Insulation ,�t7� t ':Mork on Interior of Outgide ' „,all ',` sc Patch g, F -,airs tQ Trim. ? !I Paintin '� D _.' ” Removal of Partitions: 4QQ �` - Z1GDa Ceilings • IF '� i em_o sta.:'?.F;.' Tay ao_ua :u l D 0_00 i ^ m lex- mi c l is - lbvi l d up Pl oor -2i Ye v; Partitions: j ands Drywall Drywa112 Ceramic Tile Painting, Trim roors Frames Trin Hard�are — . of I Repairs to Existin• Partitions: Patching, New moor O,oenin ~s Repairs __�_ ► ! -- To Trim Painting ,'isc . ' ui It -; r_ Cabinet - ork 1 t Mod, Reading Co=,unity renter L-LtivuuuV lechanical Work: Pl=bing 0 01 I Sorinklerin i T Heating, Ventilating Air Conditioning A, Subsequent Town Meeting November 20, 1978 1 15 ARTICLE 1. The Report on Conversion of the Reading Community Center for Municipal Office Space was presented by Frank A. Smith, Jr. This report was accepted as a report of progress. ARTICLE 1. Report on Community Center Options was presented by George Hines for the Planning Board. Municipal Space Study Report on Community Center Options November 1978 C. - Summary of Work -to -Date In the Fall of 1976 the Board initiated a questionnaire to all municipal agencies, the results of which constitute our data base and have shaped most of our subsequent activities. An Interagency Subcommittee was formed in early 1977, which met through the Spring, reviewing past work and tabulating the questionnaire responses. The decision of Town Meeting to fund the library proposal before this study was completed disrupted our progress at this point. In the Fall of 1977, the Board decided to focus initially on the Library -Town office problem, recognizing that the immediate problems facing the Town had altered. Some analysis of functions of existing Town agencies was undertaken for the purpose of identifying working relationships that might influence spatial relationships, and a summary of existing and projected agency staffing from the questionnaire responses was prepared. The latter was soon identified as an essential element in the projection of future space needs, and upon evaluation, it was determined that departmental projections should not be accepted uncritically. An Interagency Personnel Subcommittee was established to review this problem. Their projections focused on agencies now housed in the Municipal building and the Community Center, which would constitute the core of a future Town Hall facility. Their report is appended. Of less direct relevance to current issues, but part of this study, the Board completed an inventory of Public Land in the Town in the Spring of this year. Its conclusions were published in a report entitled "Public Land, March 1978 ". D.- Tentative Findin An analysis of work space per worker has progressed to the point where a range of workable standards has been identified. Applying these to the Interagency Committee's personnel projections results in the conclusion that 14,850 to 19,800 sq. ft. represents the lower and upper limits of space needed in the future to house those municipal office functions now in the Town Hall and Community Center. Inclusion of School Committee offices at present force levels would increase those figures by ten (10) percent. Other relevant information compiled and used by the Board in its evaluation includes the following data on selected existing and proposed Town -owned sites and buildings: II. Community Center Issue The fate of the Community Center site is again taking center stage in the Fall Town Meeting. Its reemergence as an issue in Articles 14 and 15 on the Warrant is a recognition of its importance as a key to the interrelated problems of the Library and the Town Hall. This section of the report will summarize the Board's work in identifying the pertinent variables, reducing the number of alternative solutions to a manageable number and their evaluation of each. Gross sq. ft. Net sq. ft. Reading Square Site 55,715 Municipal Building 9,600 6,222 Library 8,775 6,785 18,375 13,007 Sanborn Street Site 70,000 Existing Building 37,600 26,100 Auditorium and Gym -4,670 21,430 Proposed Library 23,230 21,500 Meeting room -1,200 20,300 II. Community Center Issue The fate of the Community Center site is again taking center stage in the Fall Town Meeting. Its reemergence as an issue in Articles 14 and 15 on the Warrant is a recognition of its importance as a key to the interrelated problems of the Library and the Town Hall. This section of the report will summarize the Board's work in identifying the pertinent variables, reducing the number of alternative solutions to a manageable number and their evaluation of each. 116 A. Functions Of all of the numerous functions which municipal government is currently responsible, three are deemed by their nature to merit central locations in the Town. These are administration, the library and parking to serve Reading Center. The scope of this report does not further consider the latter except to recognize its current inadequacy and consequently exclude preemption of any current site. We also exclude division of the Library among two or more locations or branches. We feel that any library solution should treat the Library as an indivisible entity. B. Sites Consistent with Section IIA above, only sites within or adjacent to Reading Center are considered in this evaluation. It is further assumed that the Town will not in the forseeable future acquire centrally located land for either Town Hall or library purposes, and current choices must be confined to sites already owned by the Town. An evaluation of the centrally located sites presently owned by the Town, exclusive of the parking areas serving Reading Center and the Pleasant Street site already occupied by the Police and Fire stations led us to the conclusion that only the present Town Hall- Library site, hereinafter called the Reading Square site; and the Com- munity Center lot, hereinafter called the Sanborn Street site are large enough to merit further consideration. None of the others either separately or in combination are large enough to adequately house either a Library or a Town Hall. C. Buildings An evaluation of the existing library, existing Hown Hall and existing Community Center buildings based on our own observtions and reports of architectural consultants, as part of prior studies leads us to the conclusion that all can be rehabilitated with greater or lesser degrees of success for municipal office functions. We are also satisfied that neither the Town Hall nor the Community Center buildings could be satisfactorily or economically rehabilitated to serve as a modern library. D. Identification of Alternatives A summation of the prior sections reduces the alternatives to be considered to the following: 1. A new library on the Sanborn Street site; 2. A new library on the Reading Square site; 3. One or more library additions on the Reading Square site; 4. Town offices in a rehabilitated Community Center structure on the Sanborn Street site; 5. Town offices in rehabilitated Town Hall and Library structures with a new addition on the Reading Square site; 6. New Town Hall on the Sanborn Street site; 7. New Town Hall on the Reading Square site. E. Sequence of Improvements The present overcrowded occupancy of the Reading Square site, and partial vacancy of the Community Center building leads to the conclusion that whatever combination of alternatives is selected, improvements should start on the latter site. This has long been recognized locally and is the reason why the periodic discussions of proposals relating to this subject start with decisions on the fate of the Community Center. This is again the situation in the 1978 Fall Town Meeting. Reflecting this conclusion, the combinations of alternatives, or "plans" presented in the next section uniformly identify what is to occur on the Sanborn Street site as the first phase, and other actions are relegated to a second subsequent phase. F. Combinations or Plans Analysis of the seven individual alternatives identified in Section IID above yields only the following combinations or "plans ". No others are possible within the assumptions and conclusions summarized above. Plan 1. New Library on the Sanborn Street site, and subsequently a) Town offices in rehabilitated Town Hall and Library structures with an addition on the Reading Square site, (alternatives #1 and 5) orb)A new Town Hall on the Reading Square site (alternatives #1 and 7) Plan 2. Town offices in a rehabilitated Community Center, and subsequently a) A new library on the Reading Square site (alternatives #4 and 2) or b) one or more additions to the Library on the Reading Square site (alternatives #4 and 3). Plan 3. A new Town Hall on the Sanborn Street site and subsequently a) A new library on the Reading Square site, (alternatives #6 and 2) or b) one or more additions to the Library on the Reading Square site (alternatives #6 and 3). .-1 54 r-4 .-4 .. V al h O to O .. 0 H O e � 3 rn � -h- •.�1 •1 p O •.A .I .0 .0 9: E4 4 � b 3 tHl� v ,'L{ z 54 r-4 w m O d O N 0 H b b tp 'CJ a O N A '� b b c tHl� ,'L{ U) Ei H 0 O z a � 1 z O . 14 H o a z a O U H a w 4 aP. a' U � >4 C4 41 H •� w � U W � O U � >1 b U N iJ -rl N U N W b W O ?+ f6 iw] U U U 14 N ul Q' N Id -.>i Gl U � O O b 'C� U ri a) 41 U a 41 b w 4 (A c] O U cm v h 0 v tP CP U U CD ro H 7 U A O O -H v W M b lu d c 'H d w -4 b 14 'p U A >1 to 1' N N A r E E •+-1 E a 41 U p H C V ro ,-) k w ro 4 a 41 Id w a�i , < in ta a CQ p v � N � z z H L1� A H a x y Ea ton r, -1 o H d z E-4 x a w w ° a � z ro H •E CLI t. E E d a U g ° U w ul U U U ro H 7 U 01 -H v W ro w U >1 1' N U 41 U p H C V ro ,-) w ro 4 a 41 •.� w a�i , < in a CQ p v Adjourned Subsequent Town Meeting November 20, 1978 117 It should be noted that plans 2 and 3 allow the new library to be built in increments, as additions to the present Library rather than all at one time, as any relocation would require. G. Comparison of Plans The accompanying charts summarize the conclusions of the Board after detailed comparison of the components in each plan. Comparative terms, from highest or high to lowest or low are used throughout. No implication that the latter terms are subsatisfactory is intended. Site Adequacy reflects judgements of each site in relation to the magnitude of the building and activity to be placed on it. A rehab alternative is generally rated lower than a new structure because of the inability to adjust the size, shape and location of the structure to maximize the utility of the remainder of the lot for accessory purposes, such as parking. Building Efficiency reflects the ability to make maximum use of the space within the exterior walls. In plans involving new structures, newly designed, an assumption is made that they will be well designed for their function, and a high level of efficiency will be attained. In instances involving rehabilitation, the number and location of internal bearing walls, bathrooms, vaults, stairwells, etc., and the size of remaining individual inflexible spaces is reflected in the evaluation. Building - Long term adequacy criteria reflects the net square footage of the structure to be rehabilitated as contrasted with the projected long term space needs. No evaluations were made on new construction where the amount of space to be built has not as yet been determined. Operational Efficiency criteria reflects the anticipated relative level of efficiency which can be attained by the occupant function in a rehabilitated structure, given a largely predetermined fixed floor plan. High operational efficiency is assumed to be attainable in any newly designed structure. It should be noted that the operational efficiency, or the lack of it has operational cost consequences. Captial Cost is of course a measure of direct outlay. Without a contemporaneous cost estimate of each alternative, plus a known firm construction schedule, these plans can only be contrasted relatively. We believe the following conclusions on this subject are defensible. A new Town Hall building will cost approximately the same wherever located, and is assumed to represent the highest outlay. A new library building will also cost approximately the same wherever located, but since it is or should be smaller will cost less than a new Town Hall. The cost for it is characterized as high. Rehabilitation of the existing Town Hall and Library buildings, plus needed additions to create a comparable amount of floor space is believed to be more costly than rehabilitation of the Commuity Center. The costs have been treated as comparable for the purposes of this study however, and characterized as middle. They are known to be less than the cost of a new library. The alternative of library additions are undetermined as to size, and therefore also cost. At one extreme they could be a staged replacement and expansion of the whole facility and cost the same as a new library built at one time. It could also represent at the other extreme an addition merely to bring a retained present library up to size, and thus cost less. The cost of library additions are therefore characterized in the chart as "middle" to "high ". Impact on Second Stage Facility is reflecting the need to further disperse municipal offices in Plans la and lb from the start of the first phase until the completion of the second, and the undesirable operational efficiency and cost consequences. H. Summary and Conclusions The Town has realistically only three plans from which to choose to solve its Library and Town Hall problems: 1. Tear down the Community Center building and build a new Library, and subsequently rehabilitate and add on to the present Library and Town Hall for municipal office purposes, or replace those buildings with a new Town Hall; 2. Rehabilitate the Community Center as a Town Hall, and subsequently build a new Library or addition to the Library on the Reading Square site; 11 Adjourned Subsequent Town Meeting November 20, 1978 3. Tear down the Community Center building and build a new Town Hall, and subsequently build a new Library or additions to the library on the Reading Square site. Which plan is selected depends upon which criteria is judged to be most important. If solving the Library problem as soon as possible or preservation of the existing Library -Town Hall buildings are primary, then Plan number 1 is best. In minimization of total capital cost or preservation of the Community Center building are primary goals, then Plan number 2 is best. If having the most modern, efficient Town facilities is most important, then Plan number 3 is best. We know that the citizens of the Town are divided on these priorities, as are the members of our own Board. We offer this report without recommendation in the hope that its content will aid Town Meeting members in deciding between Articles 14 and 15 on the Warrant. REPORT OF PERSONNEL SUBCOMMITTEE In the Spring of 1978, after conferring with the Board of Selectmen, the Planning Board formed the Personnel Subcommittee. The Subcommittee was charged with reviewing the personnel data received from the Town's Boards, Departments and Committees via the Municipal Space Study Ouestionnaire, evaluating the projections made by the Department Heads and arriving at an estimated figure for future personnel space units which could then be utilized in Municipal space planning. The Sucommittee was made up of representatives from: The Board of Selectmen - James Morley, Personnel Dept. Finance Committee - Donald Trudeau Planning Board - Maureen T. O'Brien The first meeting was held in June 1978. It became immediately apparent that most departmental projections appeared unduly conservative in that they showed little if any increase in personnel needs as opposed to an increased work load which was expected to further increase in the future. It was resolved at the June meeting to: A. Review the questionnaire's personnel figures B. Follow up with further questions to selected departments C. Obtain and review census data of public employment by government function including: (a) Urbanized and non - urbanized governments (b) Local government within Middlesex county (c) Municipal government in the U.S. in various size classes (d) Municipal government in New England in various size classes (e) Townships in Massachusetts in various size classes (f) Local government employment trends over time. A followup meeting was held in September where this data and the appended report was reviewed. Based on the above information the following twenty year projections were made without consideration of changes in structure of local government which might reassign functions and responsibilities. The projections were confined to department and agencies which are now or likely to be in a Town Hall. The units reported are additional personnel or their equivalent in terms of the present amount of space per employee. Financial Administration Assessors Treasurer Collector Accountant Finance Committee General Control Selectmen Planning Personnel Conservation Appeals Town Clerk Building Maintenance 32 38 Adjourned Subsequent Town Meeting November 20, 1978 Other 40 Building Inspection (6) Council on Aging (3) Dog Officer (1) Veterans (2) Cemetery (2) Health (8) D.P.W. (18) Tables used by Personnel Subcommittee Town Offices- Departmental Staffing Jan. 23, 1978 From Planning Board Survey Full Time Equivalent Public Employment, Reading, Mass. Aug. 14, 1978 1976 Full Time Equivalent Public Employ- ment in Local Government per 10,000 Estimated Population Aug. 28, 1978 1972 Full Time Equivalent Public Employ- ment per 10,000 Population Aug. 28, 1978 Index of Total Full and Part Time Employees in Local Government in U.S. Aug. 28, 1978 This report was accepted as a report of progress 113 ARTICLE 1. Donald E. Trudeau, Chairman of the Finance Committee reported verbally that the Finance Committee does not recommend Articles 14, 15 or 16. On motion of Frank A. Smith, Jr. it was voted to lay Article 1 on the table. ARTICLE 14. Frank A. Smith, Jr. moved that the sum of Twenty -seven Thousand Five Hundred Dollars ($27,500) be transferred from surplus revenue and appropriated for the purpose of demolishing the Community Center and clearance of the Community Center site, said sum to be spent under the direction of the Board of Selectmen. This motion did not pass. ARTICLE 15 Frank A. Smith, Jr. moved that the Town raise the sum of One Million Five Hundred Eighty -two Thousand Two Hundred Dollars ($1,582,200) by borrowing pursuant to General Laws, Chapter 44, Sec. 7, and appropriate such sum for the purpose of remodeling and renovating the Community Center at 52 Sanborn Street in order to bring the Community Center into compliance with State and Federal codes so that it may be used as offices for Town Boards and Committees, and to authorize the Board of Selectmen to proceed with such remodeling and renovating and to enter into any and all contracts and agreements necessary therefore and incidental thereto, such sums to be expended under the direction of the Board of Selectmen. This motion did not pass. ARTICLE 16. Moved that the sum of Thirty Thousand Dollars ($30,000) be transferred from surplus revenue and appropriated for the purpose of moving and relocating Town Departments that must be relocated as a result of the demolition of the Community Center. Said sum to be expended under the direction of the Board of Selectmen. On motion of Frank A. Smith, Jr. it was voted that Article 16 be indefinitely postponed. ARTICLE 17. To see if the Town will vote to amend the Town By -Laws as follows: A. By adding, at the end of Section 8, Article 1, the words "and the Planning Board" so as to make the Section read as follows: "Section 8. The Board of Selectmen, after drawing a Warrant for a Town Meeting, shall immediately deliver a copy of such Warrant to each member of the Finance Committee and the Planning Board." B. By entitling the paragraph under Article X as Section 1 and adopting the following as Section 2: 12' November 20 1978 Adjourned Subsequent Town Meeting � Section 2. The Planning Board shall consider all matters of business included within Articles of anyWarrant which fall within one or more of the following classes of matters and shall make a written recommendation on all Articles that it has considered. The Town Clerk shall distribute said Recommendations in the same manner as specified in Section 7 of Article III of these By -Laws. In the event the Planning Board has not made a prior recommendation to a Town Meeting relating to final action on any proposal by any Town Board, Committee, Commission, Department or Agency falling within one or more of the following classes of matters, then such proposed final action shall not be taken until it has been referred to the Planning Board, and the Planning Board has reported thereon to the submitting body, or has allowed forty -five (45) days to elapse after such reference without submitting its report: 2.1 The laying out, alteration, relocation or discontinuance of any public way. 2.2 The initiation, alteration or discontinuance of any scheduled transportation service available to the general public. 2.3 The acquisition, rental, lease or sale of rights in any real property by the Town, other than for non - payment of taxes. 2.4 Any public construction having an aggregate value in excess of $250,00.00. 2.5 Any demolition of a building owned by the public and /or utilizing public funds, undertaken for reasons other than imminent danger to the public health or safety. 2.6 Any By -Law, rule or regulation imposing restrictions on the use or development of land. 2.7 Any By -Law relating to responsibilities or procedures of the Planning Board. or take any other action with respect. On motion of Maureen T. O'Brien it was voted that Article 17 be indefinitely postponed. On motion of Maureen T. O'Brien it was voted to take Article 1 from the table. ARTICLE 1. The following report was read by Charles Keller for the Planning Board. Planning Board Report Article 18 Pursuant to Section 5, Chapter 40A, General Laws, a Public Hearing was held on this proposed Article on Thursday, November 2, 2978 at 8:30 P.M. in the Auditorium of the Community Center. Only three persons attended the hearing. There was no opposition. The Article proposes a new Zoning Map and makes various changes to the By -law test. The text changes fall under two headings. Some relate to changes in the names of the Residential Districts and the remainder relate to adoption of the new map. The initiative for preparing the new Zoning Map came from the Board of Selectmen. They requested its preparation because of the difficulties that the Building Inspector was having administering the By -law and its 3 separate maps. What started out as a compilation quickly uncovered a variety of situations which were unclear and have created unnecessary administrative difficulty. The map has been drawn to overcome as many of these as possible while at the same time avoiding major substantive changes. Related text changes consist largely of rearrangement of paragraphs with some deletions to reflect the conversion of the Overlay Districts from textual to graphic format. Extensive discussions on this subject were held with members of the Conservation Commission and Town Counsel, particularly on the issue of the location of Overlay District lines. We believe all participants are satisfied that it is the intent of the By -law as expressed in the proposed Article that the contours as they actually exist on the ground will govern. The contours as shown on the map have been drawn from the best existing available information but are to be fine -tuned as necessary by ground survey. 121. Adjourned Subsequent Town Meeting November 20, 1978 The proposed changes in residential district names have been coordinated with the Map since this was the most practical and economical time to do so. The District names, or rather their "short name" abbreviations are used repetitively on the Map to identify the district and are more easily inserted when the Map is originally drawn than they would be as part of a nonconcurrent change. The Board sees the proposals contained within this Article as largely housekeeping measures designed to permit easier administration of the By -law. In spite of the voluminous documentation of text and maps which form a part of this Article, we are convinced that its adoption would not constitute any significant change in the policies which corrently govern the growth and development of the Town and therefore recommend the adoption of this Article. This report was accepted as a report of progress. ARTICLE 1. The following report was read by Maureen T. O'Brien, Chairman of the Planning Board. Planning Board Report Article 19 Pursuant to Section 5, Chapter 40A, General Laws, a Public Hearing was held on this proposal on Thursday, November 2, 1978 at 7:30 P.M. in the Auditorium of the Community Center. Five citizens attended the hearing. There was no opposition. The proposal revises paragraph 6.3.1.2. of the Zoning By -law on the subject of the right to build on vacant non - conforming lots. Aside from revision of the wording for clarity, its only new feature relates to the earliest date at which common ownership is to be determined. The proposed Article specifies "subsequent to February 1, 1978 ". The intent is to rectify the present situation wherein any common ownership throughout the history of a lot would disqualify it for a permit. We believe the change is equitable and recommend adoption of the Article. This report was accepted as a report of progress. On motion of Frank A. Smith, Jr. it was voted that this meeting stand adjourned until Thursday, November 30, 1978, at 8:00 P.M., to meet in the Reading Memorial High School Auditorium. Meeting adjourned at 11:15 P.M. 143 Town Meeting Members were present. A true copy. Attest: 1 Lawrence Drew Town Clerk