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HomeMy WebLinkAbout1991-11-12 Subsequent Town Meeting MinutesSUBSEQUENT TOWN MEETING (Seal) COMMONWEALTH OF MASSACHUSETTS November 12, 1991 Middlesex, ss. To either of the constables of the Town of Reading, Greetings: In the name of the Commonwealth of Massachusetts you are hereby required to notify and warn the inhabitants of the Town of Reading, qualified to vote in elections and Town affairs, to meet at the Reading Memorial High School Auditorium, 62 Oakland Road in said Reading, on Tuesday, November 12, 1991, at seven-thirty o'clock in the evening, at.which time and place the following ar- ticles are to be acted upon and determined exclusively by Town Meeting Members in accordance with the provisions of the Reading Home Rule Charter. ARTICLE 1 To hear and act on the reports of the Board of Selectmen, Town Accountant, Treasurer-Collector, Board of Asses- sors, Director of Public Works, Town Clerk, Tree Warden, Board of Health, School Committee, Contributory Retirement Board, Library Trustees, Municipal Light Board, Finance Committee, Cemetery Trustees, Community Planning & Development Commission, Town Manager and any other Boards or Special Committees. Board of Selectmen ARTICLE 2 To choose all other necessary Town Officers and Special Committees and determine what instructions shall- be given Town Officers and Special Committees, and to see what sum the Town will raise by borrowing or transfer from available funds, or otherwise, and appropriate for the purpose of funding Town of- ficers and Special Committees to carry out the instructions given to them, or take any other action with respect thereto. Board of Selectmen ARTICLE 3 To see if the Town will vote to amend the Capital Improvement Program as provided for in Section 7-7 of the Reading Home Rule Charter and as previously amended, or take any other action with respect thereto. Board of Selectmen ARTICLE 4 To see if the Town will vote to authorize the Board of Selectmen to convey and/or abandon certain rights of easements in Reading, Middlesex County, Ma. situated on original Lots 2, 3 and 4 as shown on a plan entitled "Definitive Plan Emerald Drive Subdivision, Reading, Ma." dated May 18, 1987 that were conveyed to the Town in said plan, said plan was superseded by the currently approved plan entitled "Definitive Plan Emerald Drive Subdivision, Reading, Ma." dated December 19, 1988, 'in which lots 2,3 and 9 require the abandonment of the subject rights of easements; to determine the minimum amount to be paid for such conveyance and/or abandonment, and to authorize the Board of Selectmen to convey or abandon all or any part of said 1 Article 4 (continued) right of easements for such amount or larger amount and such other terms and conditions as the Selectmen shall consider proper; and to deliver a deed therefore if necessary; or take any other action with respect thereto. Board of Selectmen ARTICLE 5 To see if the Town will vote to authorize the Board of Selectmen to convey and/or abandon certain rights of easements in Reading, Middlesex County, Ma. situated on original Lots 2 through 12 as shown on a plan entitled "Definitive Plan Batchelder Estates Subdivision, Reading, Ma.11 dated January 8, 1984 that were conveyed to the Town in said plan, said plan was superseded by the currently approved plan entitled "Definitive Plan Batchelder Estates Subdivision, Reading, Ma.11 dated March 27, 1990 in which lots 2,3,4,5 and 5a require the abandonment of the subject rights of easements; to determine'the minimum amount to be paid for such conveyance and/or abandonment, and to authorize the Board of Selectmen to convey or abandon all or any part of said right of easements for such amount or larger amount and such other terms and conditions as the Selectmen shall con- sider proper; and to deliver a deed therefore if necessary; or take any other action with respect thereto. Board of Selectmen ARTICLE 6 To see if the Town will vote to authorize the Board of Selectmen to acquire a permanent utility easement on, over and/or under all or any part of the land currently known as Small Lane located off Dana Road and shown on Town of Reading Board of Assessors' Plat 163, dated January 1, 1967, and on Town of Reading Board of Assessors' Plat 166, dated January 1, 1967, revised January 1, 1987, in fee or rights of easement therein by eminent domain, gift, purchase, or otherwise, and to see what sum the Town will raise by borrowing,or from the tax,levy, or trans- fer from available funds, or otherwise, and appropriate for the acquisition of said easement or payment of any eminent domain damages, and to do all other acts and things necessary and proper for carrying out the provisions of this vote, or take any other action with respect thereto. Board of Selectmen ARTICLE 7 To see what sum the Town will raise by borrowing, or from the tax levy, or transfer from available funds, or other- wise, and appropriate for the purpose of completion of construc- tion of an approved subdivision roadway, known as Azalea Circle, in accordance with the terms of a certain Performance Bond .(Surety Company), dated October 17, 1988 and executed to the benefit of the Town of Reading by the Greenhouse Acres Develop- ment Corporation pursuant to the Rules and Regulations Governing the Subdivision of Land of the Town of Reading in accordance with Massachusetts General Laws Chapter 41, such funds to be expended by and under the direction of the Board of Selectmen, or take any other action with respect thereto. Community Planning and Development Commission 2 ARTICLE 8 To see if 'the Town will voMe zo file a petition and/or approve the filing of a petition to the General Court for a special act or for leave of the General Court, pursuant to General Laws Chapter 45 and Articles 49 and 97 of the Articles of Amendment to the Massachusetts Constitution, or any other ena- bling authority, authorizing the Town to transfer the care, cus- tody and control of the following described land from the Board of Selectmen acting as Park Commissioners to the Board of Selectmen acting as Road Commissioners and authorizing that said land be used for roadway purposes and/or for other non-park and non-conservation general municipal purposes, and to see if the Town will vote to so transfer the care, custody and control of such land, or take any other action with respect thereto. The land is a portion of that land on the southerly side of Washington Street between Ash Street and Main Street in Reading conveyed to the Town by deed of Susan A. Martin dated July 3, 1895 recorded in the Middlesex County Registry of Deeds in Book 2456, Page 467 bounded and described as follows: Beginning at the southeast corner of the intersection of Washington and Ash Streets, thence by the boundary line easterly along Washington Street S 83° 581-20" E, 75.9911, thence southerly along Main Street, S 14° -541-40" W, 18.001, thence N 48° -31157" W, 20.321, thence N 83° -581-20" W, 54.00' thence northerly along Ash Street N 17° -501-35" W 6.56' to the point of begin- ning, containing 553.59 square feet, more or less. Board of Selectmen ARTICLE 9 To see if the Town will vote to accept as a gift, from Domenic Mazzola or Edward J. Mazzola and/or others, the fol- lowing described parcel of land and determine what conditions, if any, should be placed upon such acceptance, said land. to be placed under the care, custody and control of the Board of Selectmen of the Town of Reading,. Massachusetts and held ' for general municipal purposes, and to see if the Town will vote to authorize the Board of Selectmen to acquire all or any part of said land, in fee or rights of easement therein by eminent domain under the provisions of Chapter 79 of the General Laws, if neces- sary in order to resolve any title problems which may exist aris- ing out of the gift of said land and to see what sum the Town will raise by borrowing, or from the tax levy, or transfer from available funds, or otherwise, and appropriate to the Board of Selectmen to pay for appraisals of said property and to pay for the acquisition of said land or right of easement therein, or to be used for payment of land damages or other costs and expenses of such acquisition, and to authorize the Board of Selectmen to enter into agreements with private parties or state and federal agencies for financial and other assistance in connection with such acquisition, and to do'alhherr acts and things necessary 3 Article 9 (continued) and proper for carrying out the provisions of this vote, or take any other action with respect thereto: The land situated Northerly of Arcadia Avenue being shown on Reading Assessors' plat 47 (revised Jan. 1, 1967) as Lot 4, containing approximately 5.1 acres of land. Board of Selectmen ARTICLE-10 To see if the Town will vote to approve the acceptance of the provisions of General Laws Chapter 32, Section 90G 3/4 relative to granting employees over the age of seventy (70) the ability to continue to accrue creditable service and receive regular compensation, or take any other action with respect thereto. Contributory Retirement Board ARTICLE 11 To see whether the Town will vote to rescind all or part of the remaining bond authorizations made for the purpose of purchasing a fire truck pursuant to vote taken under Article 17 of the 1991 Annual Town Meeting Warrant and for the purpose of replacing the roof of the Killam School pursuant to vote taken under Article 16 of the 1990 Annual Town Meeting Warrant, or take any other action with respect thereto. Board of Selectmen ARTICLE 12 To see if the Town will vote to appropriate from the funds remaining from the. bond authorization for the High School Field House roof to School Department expense for the pur- pose of funding a computer system for School Department atten- dance or take any other action with respect thereto. Board of Selectmen ARTICLE 13 To see if the Town will vote to appropriate from the funds remaining from the bond authorization for the John Street sewer project to fund the sewer construction related to the Water Treatment Plant improvement project. Board of Selectmen ARTICLE 14 To see what sum the Town will transfer from avail- able funds, or otherwise, and appropriate for the design and con- struction of traffic improvements in the vicinity of the proposed Inwood Office Park off of West. Street, provided that no funds so appropriated shall exceed the amount of funds given to the Town by the developers of Inwood Office Park for such or other pur- poses, or take any other action with respect thereto. Board of Selectmen ARTICLE 15 To see if the Town will vote, pursuant to Section 5.8.1 of the Bylaws of the Town, to designate South Street be- tween Main Street on the East and Walnut Street on the West as a scenic road, or take any other action with respect thereto. Community Planning and Development Commission 4 ARTICLE 16 To see if the Town will vote to amend Section 5.8.2 of the Bylaws of the Town by deleting that portion of the section starting with the word "except" and substituting therefor "except with the prior written consent of the Board of Selectmen following the recommendation of the Community Planning and Development Commission which recommendation is to be rendered after a public hearing duly advertised twice in a newspaper of general circulation in the area as to time, date, place and pur- pose, the last publication to occur at least seven (7) days prior to., such hearing.", so that Section 5.8.2 shall read as follows, or take any other action with respect thereto: "After a road has been designated as a scenic road any repair, maintenance, reconstruction or paving work done with respect thereto shall not involve or include the cutting or removal of trees or the tearing down or destruction of stone walls or portions thereof, except with the prior written consent of the Board of Selectmen following the recommendation of the Community Planning and Development Commission which recommendation is to be rendered after a public hearing duly advertised twice in a newspaper of general circulation in the area as to time, date, place and purpose, the last publication to occur at least seven (7) days prior to such hearing." Board of Selectmen ARTICLE 17 To see if the Town will vote to amend Section 2.0 "DEFINITIONS" of the Zoning By-Laws of the Town of Reading by ad- ding the following as Section 2.2.5.1., or take any other action with respect thereto: 112.2.5.1. BUILDING INSPECTOR: The Inspector of Build- ings or Building Commissioner and local inspectors ap- pointed pursuant to Section 3 of Chapter 143 of the General Laws, or any other enabling authority, including such as may be appointed in combination with other cities or towns." Board of Selectmen ARTICLE 18 To see if the Town will vote to amend Section 5.11 of the General Bylaws by inserting the phrase Zoning bylaw" after the words "Town bylaw" in the first sentence of Section 5.11.1 thereof and by inserting the phrase "Building Inspector," after the phrase "Town," in Section 5.11.5 thereof, so that the first sentence of Section 5.11.1 and Section 5.11.5 thereof shall read as follows, or take any other action with respect thereto: 115.11.1 Pursuant to the authority of Section 21D of Chapter 40 of the General Laws, to which reference is made for any procedural matters not specified herein, any enforcing person as defined herein taking cognizance of a violation of a specific Town bylaw, Zoning bylaw, or rule or regulation of the Board of Health which he or she is empowered to enforce may, as an alternative to initiating criminal proceedings, give the offender a 5 Article 19 (continued) written notice to appear before the clerk of the dis- trict court having jurisdiction thereof at any time during office hours, not later than twenty-one (21) days after the date of such notice." 11 5.11.5 For purposes of this bylaw, "enforcing person" shall mean any member of the Board of Selectmen, any police officer of the Town, the Building Inspector, the Health Director or his or her designee.11 Bylaw Committee ARTICLE 19 To see if the Town will vote to amend Section 7.2.2 of the Zoning Bylaws of the Town by deleting the period after the word "Woburn" and by adding the following, or take any other action with respect thereto: /1, by noncriminal disposition in accordance with the provisions of Section 5.11 of the General Bylaws of the Town and Section 21D of Chapter 40 of the General Laws, or by any other manner authorized by law." Board of Selectmen ARTICLE 20 To see if the Town will vote to amend Section 3.4.2 of the General Bylaws by substituting for the words "shall mail" in the first sentence thereof the words "shall make" and inserting the word "available" after "recommendations"" so that said first sentence shall read as follows, or take any other ac- tion with respect thereto: "The Finance Committee shall make a written recommenda- tion on all articles that it has considered, and the Town Clerk shall make said written recommendations available to each Town Meeting Member at least seven (7) days prior to the first adjournment of the Annual Town Meeting, seven (7) days prior to the Second Monday in November and four (4) days prior to any Special Town Meeting."' Bylaw Committee ARTICLE 21 To see if the Town will vote to amend the Bylaws of the Town by adding the following to Section 5.2 "Streets, Highways and Public Property", or take any other action with respect thereto: 115.2.4.1 Removal of Snow and Ice. 5.2.4.1.1 Definitions. For the purposes of this bylaw, the following words and phrases shall have the meanings given herein. When not inconsistent with the context, words used in the present tense include the future; words in the plural include the sin- gular; and words in the singular include the plural: 6 Article 21 (continued) 5.2.4.1.1.1 Person: Any individual, group of individuals, as- sociation, partnership, corporation, company, business organiza- tion, trust, estate or any other legal entity or its legal repre- sentatives, agents or assigns. 5.2.4.1.1.2 Roadway: That portion of a public or private street or highway improved, designed or ordinarily used for vehicular travel, including the curb or shoulder. 5.2.4.1.1.3 Sidewalk: That portion of a public or private street between the curblines or the lateral lines of a roadway and the adjacent property lines intended for the use of pedestrians. 5.2.4.1.2 Every person in charge or in control of any build- ing or lot of land within the Town fronting or abutting on a paved sidewalk, whether as owner, tenant, occupant, lessee, or otherwise, shall remove and clear away, or cause to be removed and cleared away, snow and ice from a path of at least twelve (12) inches in width from so much of said sidewalk as is in front of or abuts on said building or lot of land. 5.2.4.1.3 Except as provided herein, snow and ice shall be so removed from sidewalks within the Town on the same day of ces- sation of any fall of snow, sleet, or freezing rain, or within the first three (3,) hours of daylight after the cessation of any such fall, whichever period is longer. However, in the event snow and ice on a sidewalk has become so hard that it cannot be removed without likelihood of damage to the sidewalk, the person charged with its removal shall, within the aforementioned time, cause enough sand, sawdust, ashes or other abrasive to be placed on the sidewalk to make travel thereon reasonably safe; and shall then, as soon thereafter as weather permits, cause a path in said sidewalk of at least twelve (12) inches in width to be thoroughly cleaned. 5.2.4.1.4 Any person violating any of the provisions of this bylaw shall be punished by a fine of Twenty-five Dollars ($25.00) for each offense, and in the case of continuing violation, every calendar day upon which such snow or ice remains upon the sidewalk shall be considered a separate offense. The provisions of this bylaw may be enforced by any police officer of the Town pursuant to Section 5.11 of these bylaws." Board of Selectmen ARTICLE 22 To see if the Town Meeting will approve the report, reports, exhibits and other documentation of the Ice Skating Arena Feasibility Study Committee and/or its subcom- mittees regarding conclusions or recommendations relative to the financial self-sufficiency of the proposed arena. By Petition 7 ARTICLE 23 To report, reports, skating arena fe mittees regarding potential site or see if the Town Meeting will approve the exhibits and other documentation of the ice asibility study committee and/or its subcom- conclusions or recommendations relative to the sites for the arena. By Petition ARTICLE 24 To see if the Town will vote to accept a gift to be known as the Hal Croft Reading Memorial High School Award, such gift to be administered by the Commissioners of Trust Funds, with the interest from such gift to be used for an award to a high school student, or take any other action with respect thereto. Board of Selectmen 8 And you are directed to serve this Warrant by posting an at- tested copy thereof in at least three (3) public places ino~ach prior precinct of the Town not less than fourteen (14) days November 12, 1991, the date set for the meeting in said Warrant, and to publish this Warrant in a newspaper published in the Town, or by mailing an attested copy of said Warrant to each Town Meet- ing Member at least fourteen (14) days prior to the time of hold- ing said meeting. Hereof fail not and make due return of this Warrant with your doings thereon to the Town Clerk at or before the time ap- pointed for said meeting. Given under our hands this h day oY S t%mber, 1991. Eu ene R. Nigro, Chairman Daniel A. Ensminger, Vi A_ Chairman 8a ly W. Hoy , Se retary ~ r ssell T. ham Geor e V. Hines SELECTMEN.OF READING A TRUE COPY. ATTEST: Catherine A. Quimby Town Clerk Signature of Constable: 9 COMMONWEALTH OF MASSACHUSETTS Middlesex, ss. Officer's Return, Reading: By virtue of this Warrant, I, on~ notified and warned the inhabitants of the Town of Reading, qualified to vote in elections and town affairs, to meet at the place and at the time specified by posting attested copies. of this Town Meeting warrant in the following public places within the Town of Reading: Precinct 1. Video Arena, 1349 Main Street J. Warren Killam School, 333 Charles Street St. Athanasius Church, 300 Haverhill Street Precinct 2. Cumberland Farms, 305 Salem Street Registry of Motor Vehicles, 275 Salem Street JoAnn's Variety, 143 Salem Street Precinct 3. Friendly Variety Store, 245 Washington Street Reading Police Station, 67 Pleasant Street Wayside Bazaar, 107 Main Street . Precinct 4. Joshua Eaton School, 365 Summer Avenue Dragon Corner Store, 206 West Street Spence Farm Market Gardens, 40 West Street Precinct 5. Reading Library, Local History Room, 64 Middlesex Ave. B & M Railroad Station, High Street Town Hall, 16 Lowell Street Precinct 6. Fire Station, 267 Woburn Street Housing for the Elderly, 1 Frank D. TIanner Drive Alice M. Barrows School, 16 Edgemont Avenuee'' Precinct 7. Meadowbrook Golf Club, 292 Grove Street(; P & S Convenient Store, 287 Lowell Street, Memorial High School, 62 Oakland Road Precinct 8. Arthur W. Coolidge, Jr. High School, 89 Birch Meadow Drive Birch Meadow School, Arthur B. Lord Drive Marshall's, 1342 Main Street The date of posting being not less than fourteen (14) days prior to November 12, 1991 the date set for the Subsequent Town Meeting in this Warrant. I also caused an attested copy of this warrant to b~ ~pub- lished in the Reading Chronicle in the issue of 4Cstable Re g SUBSEQUENT TOWN MEETING - 11/12/91 SUBSEQUENT TOWN MEETING Reading Memorial High School November 12, 1991 The meeting was called to order by the Moderator, Paul C. Dustin, at 7:45 P.M., there being a quorum present. The Invocation was given by Reverend Dr. David Reid, First Bap- tist Church, followed by the Pledge of Allegiance to the Flag. Patricia G. Brigham, Vice Chairman of the Solid Waste Advisory Committee advised Town Meeting that they had been named "Recycler of the Month." The Solid Waste Advisory Committee selected Town Meeting for this honor because of its commitment to recycling as shown by the vote taken at the September Special Town Meeting to continue every-other-week curbside recycling through March, 1992. The warrant was partially read by the Town Clerk, Catherine A. Quimby, when on motion of Eugene R. Nigro, it was voted to dis- pense with further reading of the warrant, except for the officer's return, which was then read by the Town Clerk. ARTICLE 1 Russell T. Graham presented the following report on real estate which was accepted as a Report of Progress: Mr. Moderator, My task, this evening, is to report on the progress of sales of Real Estate in Reading - a task very much akin to being named safety director on board the Titanic. The current economic climate has dealt a heavy blow to the development of and indeed the very survival of commercial real estate ventures in New England. This along with consumer con- fidence and the credit crunch being experienced by the local financial institution are the major factors contributing to the recession in New England. It is not believed by many to be a short lived factor. At a meet- ing held not long ago in Town Hall, John Rousseau of Homart and Bob Nordstrand of our Board of Assessors (in private life senior Vice President of R.M. Bradley) had no difference of opinion as to the severity of the current problem - only as to the length of its pain - in their opinion possibly five years to ten years duration. This severe blow to our fiscal plans could, of course, not have come at a worse time for Reading. The importance of these funds to our operation have been more than significant. _ In FY90, 91 and 92, we used over three million dollars in total to subsidize our revenues and balance our Budget from this sale of real estate funds. In FY93, there is no money available in this fund and the projections for FY93 dramatically reflects the consequences. 1 SUBSEQUENT TOWN MEETING - 11/12/91 Specifically - The landfill remains undeveloped and without any new interest from any quarter, the Board of Selectmen extended their agreement with Homart through September of 1992. Homart must continue to market the property and must make timely reports to the Board of Selectmen on its marketing activities and any interest resulting from that activity. In addition, should the deal not be consum- mated with Homart they shall give, free of charge, all plans, studies and backup to permits to the Town of Reading for their use or the use of future prospective purchasers. In the interim, the property may be used for other purposes so long as such interim use has no long term detrimental effect on the proposed plan submitted by Homart. The Pearl Street School was put out to bid last spring - there were no bidders. We have lost .two major tenants and the building is presently about 75% vacant. Since the market for sale of the property is, to say the least, not high, the town manager is exploring the potential for long term leases. Bear Hill has had no further interest from any developer, and un- der these market conditions has not had its sale aggressively pursued by the Town. The old fire station has been submitted to the office of renovation as a senior citizen December 1st of this year. made the focal point of a grant communities and development for center - an answer is hoped for by The sum and substance of the report is that like all major holders of real estate in today's economy, we are left holding assets with long term significant value whose present worth is diminished by short term but very real adverse market conditions. The Board of Selectmen continues to advise Town Meeting that it should not hastily respond to those short range adverse condi- tions but continue to seek out long term full value for. the as- sets it controls on behalf of all the citizens of Reading. We would however be unrealistic to not acknowledge that the pres- sure will grow greater as the consequence of reduced revenues continue to impair our ability to properly educate our children and provide the basic services for which this government body was created and exists. our definition of desperate narrows rapidly with each new fiscal blow to municipal funding. 2 SUBSEQUENT TOWN MEETING - 11/12/91 Without a major change in attitude towards municipal funding on the state and local level our resolve to only sell our unused as- sets for the best of purposes and at the highest return will very gradually seep from our control. Thank you Mr. Moderator. ARTICLE 1 Daniel A. Ensminger presented the following report on the Louanis Water Treatment Plant and Wellfield Cleanup which was accepted as a Report of Progress: LOUANIS WATER TREATMENT PLANT AND WELLFIELD CLEANUP: Improvements to the water treatment plant authorized in 1989 have been completed. Staff continues to experiment to achieve our best operating characteristics with our new equipment. Primarily, the work done was the installation of large aerators so that our in- coming well water is completely aerated before the first treat- ment process. Aeration is helpful in reducing the amount of iron, but the main purpose is to drive off any volatile organic com- pounds. This equipment is operating well within the design parameters and is utilized continually. Also a major portion of the remodeling was new filter backwash processes. New subsurface filter bed scrubbing devices appear to have saved as much as 250,000 - 300,000 gallons of water per day and has reduced our labor effort as it relates to the filters. Construction was done within the appropriation of 1.2 million dollars and the plant is in compliance with all State and Federal regulations to date. En- gineering drawings have been completed for a facility to handle our iron sludge and we are negotiating with M.W.R.A. in an effort to obtain a sewer permit to accept overflow from our sludge hold- ing tank. ARTICLE 1 Russell T. Graham presented the following report on TASC Soil Remediation which was accepted as a Report of Progress: TASC SOIL REMEDIATION Immediately after Town Meeting of April 1990, soil remediation program as approved by the Department of Environmental Protection was put into effect. All the contaminated earth at the former Public Works site was excavated and removed to a prepared area at the former landfill. Material was spread out over a six-acre site approximately one foot in depth. After the necessary laboratory tests performed by Haley & Aldrich, a specific fertilizer was determined to encourage bacteriological action to remove carbon product. Approximately 13,000 cubic yards were excavated from the former Public Works site. The groundwater encountered during ex- cavation was filtered through a portable carbon filtration system and deposited back into the ground. When the excavation was com- pleted, the site was refilled back to grade with clean gravel. Loam was replaced, grass was planted and parking lots replaced as they were prior to the remediation. 3 SUBSEQUENT TOWN MEETING - 11/12/91 The remediation of the soil required that fertilizer be spread at a specific rate and then the soil plowed over on a monthly basis. After each application the soil was tested for total carbon product. On October 1, 1991 Haley & Aldrich determined that total carbon product had been reduced to acceptable levels in accor- dance with the Massachusetts Contingency Plan for carbon product. Our consultant, Haley & Aldrich, has submitted Phases 1 and 2 of the four phase requirement of the Mass. Contingency Plan and is completing Phases 3 and 4 for submission. In our opinion, the soil remediation project is completed pending final action by D.E.P. We would not be surprised if the final action from D.E.P. did not take place for six months to one year. Attached is a cost summary for this project to date and we do not expect any addi- tional costs. The original appropriation was $300,000. Invoice Summary: Haley & Aldrich $113,293.25 Boston Trucking 60,300.00 Zecco 58,402.51 Chapper Tractor Sales 2,900.00 Crop Production Services 5,039.57 Domenick Zanni 5,150.00 Thurlow Farming 2,400.00 Hach Company 317.00 Total (Invoices) $247,802.33 Estimate to Complete 23,550.00 Haley & Aldrich Phase III & V Reports Total (To complete) $271,352.33 ARTICLE 1 Mark J. Favaloro, Chairman of the Master Plan Ad- visory committee presented the following "Final Report of Progress, Master Plan Advisory Committee," which was accepted as a Final Report and the Committee was discharged. "FINAL REPORT OF PROGRESS MASTER PLAN ADVISORY COMMITTEE The Report is intended to be the Final Report to Town Meeting of the Master Plan Advisory Committee, in light of the recent adop- tion of the Master Plan by the Community Planning and Development Commission ("CPDC"). In April of 1991, the Committee reported to Town Meeting that the parameters of the 'Master Plan had been established, and that final completion and adoption of a Master Plan Draft was forthcoming. At that time, a detailed review was presented rela- tive to the components of the Master Plan. 4 SUBSEQUENT TOWN MEETING - 11/12/91 Between April and October, 1991, the Committee met regularly for the purpose of reviewing the significant data accumulated, and proceeded to shape the Master Plan. A Master Plan/Town-Wide Traf- fic Study Public Workshop was held in July of 1991, at which time important dialogue as to Town traffic flow and traffic patterns transpired. I am pleased to report that on October 3, 1991, the Committee unanimously adopted a Final Master Plan Draft, and presented same to the CPDC for adoption on October 7, 1991. The CPDC adopted said Draft, emphasizing that the Master Plan should be viewed throughout as a "living document," whereby the Master Plan will reflect and encourage positive change in the Town. As such, the Master Plan will undergo regular, systematic review to ensure that the Master Plan will remain a timely and effective document. The Board of Selectmen and CPDC have committed to seek ap- propriate implementation of the Master Plan and are now seeking to prioritize those applicable action strategies. Copies of the Master Plan are now on file at the Community Development office and at the Town Library and will soon be available for purchase. Finally, the Committee would like to thank all those individuals, groups, committees and organizations, of which there were many, for their contributions in making the Master Plan a thorough, comprehensive and useful document of which we are all proud. We continue to look forward to the Plan's implementation in the im- portant years ahead." Nancy E. Shipes, Chairman of the Community Planning and Develop- ment Commission, presented a plaque to Mark Favaloro. The plaque was inscribed: "In appreciation of your leadership in creating the Master Plan for the Town of Reading." Eugene R. Nigro, Chairman, acting on behalf of the Board of Selectmen, thanked Mark and the entire Master Plan Advisory Com- mittee for their outstanding efforts in formulating this Master Plan. Chairman Nigro assured Town Meeting that the Board of Selectmen is committed to making this plan a "living document." George V. Hines presented the attached report of the Ice Rink Feasibility Study Committee. This report was accepted as a Report of Progress. (see attached report) ARTICLE 1 On motion of Eugene R. Nigro, it was voted to lay Article 1 on the table. ARTICLE 2 On motion of Eugene R. Nigro, it was voted to lay Article 2 on the table. 5 SUBSEQUENT TOWN MEETING - 11/12/91 ARTICLE 3 On motion of Eugene R. Nigro, it was voted to lay Article 3 on the table. ARTICLE 4 On motion of George V. Hines, it was voted that the Town authorize the Board of Selectmen to convey and/or aban- don certain rights of easements in Reading, Middlesex County, Ma. situated on original Lots 2, 3 and 4 as shown on a plan entitled "Definitive Plan Emerald Drive Subdivision, Reading, Ma." dated May 18, 1987 that were conveyed to the Town in said plan; said plan was superseded by the currently approved plan entitled "Definitive Plan Emerald Drive Subdivision, Reading, Ma." dated December 19, 1988, in which lots 2,3 and 9 require the abandon- ment of the subject rights of easements; and that the minimum amount of One Dollar ($1.00) be paid for such conveyance and/or abandonment; and that the Board of Selectmen be authorized to convey or abandon all or any part of said right of easements for such amount or larger amount and upon such other terms and condi- tions as the Selectmen shall consider proper; and to deliver a deed therefor if necessary. 2/3 vote required 131 voted in the affirmative 0 voted in the negative ARTICLE 5 On motion of George V. Hines, it was voted that the Town authorize the Board of Selectmen to convey and/or aban- don certain rights of easements in Reading, Middlesex County, Ma. situated on original Lots 2 through 12, :as shown on a plan en- titled "Definitive Plan Batchelder Estates Subdivision, Reading, Ma." dated January 8, 1984 that were conveyed to the Town in said plan; said plan was superseded by the currently approved plan en- titled "Definitive Plan Batchelder Estates Subdivision, Reading, Ma." dated March 27, 1990 in which lots.2,3,4,5 and 5a require the abandonment of the subject rights of easements; and that the minimum amount of One Dollar ($1.00) be paid for such conveyance and/or abandonment; and that the Board of Selectmen be authorized to convey or abandon all or any part of said right of easements for such amount or larger amount and upon such other terms and conditions as the Selectmen shall consider proper; and to deliver a deed therefor if necessary. 2/3 vote required 131 voted in the affirmative 0 voted in the negative ARTICLE 6 On motion of George V. Hines, it was voted that the Town authorize the Board of Selectmen to acquire a permanent utility easement on, over and/or under all or any part of the land currently known as Small Lane located off Dana Road and shown on Town of Reading Board of Assessors' Plat 163, dated January 1, 1967, and on Town of Reading Board of Assessors' Plat 166, dated January 1, 1967, revised January 1, 1987, in fee or rights of easement therein by eminent domain under the provisions 6 SUBSEQUENT TOWN MEETING - 11/12/91 of Chapter 79 of the General Laws of the Commonwealth of Mas- sachusetts or any other enabling authority, or by gift; purchase, or otherwise, and that the Town transfer from available funds, and appropriate to the Board of Selectmen the sum of One Dollar ($1.00) to pay for the acquisition of said easement, or to be used for payment of land damages or other costs and expenses of such acquisitions, and to do all other acts and things necessary and proper for carrying out the provisions of this vote. 2/3 vote required 131 voted in the affirmative 0 voted in the negative ARTICLE 7 On motion of Richard D. Howard, it was voted that the Town and its departments be authorized to expend the perfor- mance bond in the amount of Sixty-Four Thousand Dollars ($64,000.00) for the purpose of completion of construction of an approved subdivision roadway, known as Azalea ''Circle, in accor- dance with the terms of a certain Performance Bond (Surety Company), dated October 17, 1988 and executed to the benefit of the Town of Reading by the Greenhouse Acres Development Corpora- tion as the same may have been amended, reduced, and/or super- seded, pursuant to the Rules and Regulations Governing the Sub- division of Land of the Town of Reading in accordance with Mas- sachusetts General Laws Chapter 41, such funds to be expended by and under the direction of the Town and its departments.' ARTICLE 8 On motion of Sally M. Hoyt, it was voted that the Town file a petition and/or approve the filing of a petition to the General Court for a special act or for leave of the General Court, pursuant to General Laws Chapter 45 and Articles 49 and 97 of the Articles of Amendment to the Massachusetts Constitution, or any other enabling authority, authorizing the Town to transfer the care, custody and control of the following described land from the Board of Selectmen acting as Park Commissioners to the Board of Selectmen acting as Road Commissioners and authorizing that said land be used for roadway purposes and/or for other non-park and non-conservation general municipal purposes, and further move that the Town vote to so transfer the care, custody and control of such land. The land is a portion of that land on the southerly side of Washington Street between Ash Street and Main Street in Reading conveyed to the Town by deed of Susan A. Martin dated July 3, 1895 recorded in the Middlesex County Registry of Deeds in Book 2456, Page 467 bounded and described as follows: Beginning at the southeast corner of the intersection of Washington and Ash Streets, thence by the boundary line. easterly 7 SUBSEQUENT TOWN MEETING - 11/12/91 along Washington Street S83°-58'-20"E, 75.991, thence southerly along Main Street, S14°-54'-40"W, 18.00', thence N48°-31'-57"W, 20.321, thence N83°-58'=20"W, 54.001, thence northerly along Ash Street N17°-50'-35"W, 6.56' to the point of beginning, containing 553.59 square feet, more or less. 126 voted in the affirmative 8 voted in the negative ARTICLE 9 Sally M. Hoyt moved that the Town vote to accept as a gift, from Domenic Mazzola, Edward J. Mazzola, Dudley B. Killam, Barbara F.-McQuesten and/or any other present owners, the following described parcel of land upon payment of all tax as- sessments, fees and other monies due and payable to the Town of Reading by the owners of said land; said land to be placed under the care, custody and control of the Conservation Commission of the Town of Reading, Massachusetts and held for conservation pur- poses, and further move that the Town vote to authorize the Con- servation Commission to acquire all or any part of said land, in fee or rights of easement therein by eminent domain under the provisions of Chapter 79 of the General Laws, if necessary in or- der to resolve any title problems which may exist arising out of the gift of said land, but only if the owners of said land are willing to make -the aforesaid gift to the Town, and that the Town transfer from available funds, and appropriate.to the Conserva- tion commission the sum of One Dollar ($1.00) to pay for ap- praisals of said property and to pay for the acquisition of said land or right of easement therein, or to be used for payment of land damages or other costs and expenses of such acquisition, and to authorize the Conservation Commission to enter into agreements with private parties or state and federal agencies for financial and other assistance in connection with such acquisition, and to do all other acts and things necessary and proper for carrying out the provisions of this vote: The land situated Northerly of Arcadia Avenue being shown on Reading Assessors' plat 47 (revised Jan. 1, 1967) as Lot 4, con- taining approximately 5.1 acres of land. ARTICLE 9 On motion of Gerald A. Fiore, it was voted to. in- definitely postpone the subject matter of Article 9. ARTICLE 10 On motion of Elizabeth W. Klepeis, it was voted that the Town approve the acceptance of the provisions of General Laws Chapter 32, Section 90G 3/4. ARTICLE 11 On motion of Russell T. Graham, it was voted that the Town rescind the remaining bond authorizations in the amount of Fifteen Thousand Dollars ($15,000.00) made for the purpose of purchasing a fire truck pursuant to vote taken under Article 17 8 SUBSEQUENT TOWN MEETING - 11/12/91 of the 1991 Annual Town Meeting Warrant and in the amount of one Hundred Twelve Thousand Dollars ($112,000.00) made for the pur- pose of replacing the roof of the Killam School pursuant to vote taken under Article 16 of the 1990 Annual Town Meeting Warrant. ARTICLE 12 On motion of Barbara B. Philbrick, it was voted that the Town appropriate the sum of Nine Thousand Six Hundred Ninety-One Dollars ($9,691.00) from the funds remaining from the bond authorized by vote taken April 11, 1988 under Article 12 for the High School Field House roof and transfer said sum to School Department expense for the purpose of funding a computer system for School Department attendance. ARTICLE 13 On motion of Daniel A. Ensminger, it was voted that the Town appropriate the sum of Seven Thousand Three Hundred Seventy Dollars and Sixty-Eight Cents ($7,370.68) from the funds remaining from the bond authorized by vote taken November 13, 1984 under Article 9 for the John Street sewer project and trans- fer said sum to fund the sewer construction related to the Water Treatment Plant improvement project. ARTICLE 14 On motion of George V. Hines, it was voted to in- definitely postpone the subject matter of Article 14. ARTICLE 15 On motion of Thomas J. Stohlman, it was voted that the Town, pursuant to Section 5.8.1 of the Bylaws of the Town, designate South Street between Main Street on the East and Walnut Street on the West as a scenic road. ARTICLE 16 On motion of Daniel A. Ensminger, it was voted to indefinitely postpone the subject matter of Article 16. ARTICLE 17 On motion of George V. Hines, it was voted that the Town amend Section 2.0 "DEFINITIONS" of the Zoning By-Laws of the Town of Reading by adding the following as section 2.2.5.1.: 112.2.5.1. BUILDING INSPECTOR: The Inspector of Buildings or Building Commissioner and local inspectors appointed. pursuant to Section 3 of Chapter 143 of the General Laws, or any other ena- bling authority, including such as may be appointed in combina- tion with other cities or towns." 2/3 vote required 103 voted in the affirmative 8 voted in the negative A quorum count requested prior to the vote on Article-.17 showed 114 present at 10:05 p.m. 9 SUBSEQUENT TOWN MEETING - 11/12/91 ARTICLE IS On motion of Philip B. Pacino, as amended by _ Richard D. Howard, it was voted that the Town amend Section 5.11 of the General Bylaws by inserting the phrase Zoning bylaw" after the words "Town bylaw" in the first sentence of Section - 5.11.1 thereof and by inserting the phrase "Building Inspector as defined in the Zoning By-Laws or his or her designee" after the phrase "Town," in Section 5.11.5 thereof, so that the first sen- tence of Section 5.11.1 and Section 5.11.5 thereof shall read as follows: 115.11.1 Pursuant to the authority of Section 21D of Chapter 40 of the General Laws, to which reference is made for any procedural matters not specified herein, any enforcing person as defined herein taking cognizance of a violation of a specific Town bylaw, Zoning bylaw, or rule or regulation of the Board of Health which he or she is empowered to enforce may, as an alternative to in- itiating criminal proceedings, give the offender a written notice to appear before the clerk of the district court having jurisdic- tion thereof at any time during office hours, not later than twenty-one (21) days after the date of such notice." 115.11.5 For purposes of this bylaw, "enforcing person" shall mean any member of the Board of Selectmen, any police officer of the Town, the Building Inspector as defined in the Zoning By-Laws or his or her designee and the Health Director or his or her designee." ARTICLE 19 On motion of George V. Hines, it was voted that L the Town amend Section 7.2.2 of the Zoning By-Laws of the Town by deleting the period after the word "Woburn" and by adding the following: by noncriminal disposition in accordance with the provisions of Section 5.11 of the General Bylaws of the Town and Section 21D of Chapter 40 of the General Laws, or by any other manner authorized by law." so that Section 7.2.2 shall read as follows: 117.2.2 Whoever violates any provision of this By-Law shall be punished by a fine not exceeding three hundred ($300.00) dollars for each offense and each day that such a violation continues shall constitute a separate offense. Upon any well-founded in- formation that this By-Law is being violated, or upon his own in- itiative, the Building Inspector shall take immediate steps to enforce this By-Law, including making complaint in the Fourth District Court of Eastern Middlesex held at Woburn, by non- criminal disposition in accordance with the provisions of Section 5.11 of the General Bylaws of the Town and Section 21D of Chapter 40 of the General Laws, or by any other manner authorized by law." 2/3 voted required 108 voted in the affirmative 3 voted in the negative 10 SUBSEQUENT TOWN MEETING - 11/12/91 ARTICLE 20 On motion of Philip B. Pacino, it was voted that the Town amend Section 3.4.2 of the General Bylaws by substitut- ing for the words "shall mail" in the first sentence thereof the words "shall make" and inserting the word "available" after "recommendations", so that said first sentence shall read as fol- lows: "The Finance Committee shall make a written recommendation on all articles that it has considered, and the Town Clerk shall make said written recommendations available to each Town Meeting Mem- ber at least seven (7) days prior to the first adjournment of the Annual Town Meeting, seven (7) days prior to the Second Monday in November and four (4) days prior to any Special Town Meeting." ARTICLE 21 On motion of Daniel A. Ensminger, it was voted to indefinitely postpone the subject matter of Article 21. Stephen W. Thomases advised Town Meeting that he would move to indefinitely postpone the subject matter of Articles 22 and 23, advising that they had been placed on the warrant by petition of 132 citizens. At this time, he presented the Town Manager, Peter I. Hechenbleikner, with a check in the amount of $350.00 to cover postage costs for mailing future Ice Rink information to Town Meeting members prior to action needed. ARTICLE 22 On motion of Stephen W. Thomases, it was voted to indefinitely postpone the subject matter of Article 22. ARTICLE 23 On motion of Stephen W. Thomases, it was voted to indefinitely postpone the subject matter of Article 23. ARTICLE 24 On motion of Eugene R. Nigro, it was voted to in- definitely postpone the subject matter of Article 24. Articles 3, 2, and 1 were left on the table. On motion of Eugene R. Nigro, it was voted that this Special Town Meeting stand adjourned sine die. Meeting adjourned 10:40 P.M. 152 Town Meeting members present. A true copy. Attest: Catherine A. Town Clerk Qui 11 .4 1 READING Ice Rink Feasibility Task Force Report September, 1991 I. INTRODUCTION AND BACKGROUND I On April 23, 1991 Nelson Burbank and his Attorney, Kenneth Latham, met with the Board of Selectmen to present a program to establish an ice skating arena in Reading. The following is a description of that proposal. Such an arena is proposed to be constructed and operated by a non-profit corporation on Town- owned land. Nelson Burbank would contribute a minimum of one million dollars towards the construction of such an arena. The Town would enter a long-term land lease with the non-profit cor- poration as the tenant, at a nominal rent. The only other con- tribution by the Town would be operational water and sewer'con- nections. The non-profit corporation would be organized under Massachusetts General Laws, Chapter 180. It is proposed that the corporation would lease the property from the Town, construct the building and operate the ice skating rink. The non-profit corporation is proposed to have between five and seven Directors. The Board of Directors would be initially chaired by Nelson Burbank. The initial membership would be com- prised of an individual appointed by the Superintendent of Schools, and individual appointed by the Board of Selectmen, an individual representing Youth Hockey, and an individual repre- senting figure skating interests. The balance would be initially appointed by Nelson Burbank. The purpose of the Board of Direc- tors is to oversee the activities of the corporation. There would also be an ad hoc building committee comprised of three members. Nelson Burbank would be one of the three members, one appointed by the Selectmen, and the other appointed by the Board of Directors. The duties of the building committee would be to oversee the construction of the rink and they would have an advisory committee consisting of Reading citizens who have exper- tise in rink management and construction. Because the construction cost of the ice arena is estimated; to be 1.5 to-1.6 million dollars, the balance of the construction cost above Mr. Burbank's contribution, would-be solicited from Reading citizens. To cover the costs of construction before all con- tributions are received, the non-profit corporation would borrow funds. Mr. Burbank would provide collateral required by the lender to secure such a loan. The timing of this proposal is excellent from a construction standpoint. Contractors are in need of work and competitive prices are anticipated. After the construction debt service has been retired and a con- tingency reserve account of between $150,000 to $200,000 is funded, net operating profits would be available for the Town's benefit. Such net proceeds could either be donated to the Town 1 directly or returned to the Town in the form of reduced skating time rates for Reading citizens or used however else the Town may desire. II. FEASIBILITY STUDY PROCESS The concept of Mr. Burbank's generous offer of an ice skating arena to the community was presented to the Board of Selectmen by the Town Manager along with a recommendation that a task force be appointed to, answer the many questions raised by the concept. Based on the Town Manager's recommendation the Board-formed the Ice Rink Feasibility Task Force comprised of the following individuals: George Hines, Board of Selectmen Nelson Burbank accompanied by his Counsel Ken Latham and/or Brad Latham George Shannon, School Committee Patricia Keane, Town Meeting Member John Pacino, Recreation Committee ~ Bill Burditt, Finance Committee Thomas Stohlman, Community Planning & Development Commission Peter Doherty, High School Athletic Department Dana Hennigar,.Youth Hockey Gordie Clark, Rink Management Experience Jay Dumas, Birch Meadow Area Bill Jennings, Construction Experience The initial meeting of the Task Force was held on Wednesday, June 5, 1991 at Town Hall in the Conference Room. The Task Force for- mally organized by electing officers as follows: Chairman - George Hines, Dana Hennigar - Vice Chairman, Patricia Keane - Secretary. Wednesday was established as the Task Force meeting night and an initial schedule of biweekly meetings was estab- lished. The first meeting also included a briefing to the Task Force by Town Manager Peter Hechenbleikner of the reason for the committee and the charge to the Task Force by the Selectmen. A copy of the charge'is enclosed as an attachment to this report as Exhibit A. The Proponent's Attorney, Ken Latham, gave a brief review of the concept. of the ice rink and how it was envisioned to be run and managed. The Task Force meeting minutes have beem compiled by various Task Force members and are enclosed as an attachment to this report as Exhibit B. The Task Force meeting agendas included items of dis- cussion aimed at answering questions established in the charge from the Selectmen and those areas will be discussed in the specific sections of this report. However, in a very broad sense the topics investigated attempted to answer the basic question of whether Mr. Burbank's concept was feasible. It should be noted that while the resources of the community were made available to the. Task Force, no budget was assigned and therefore in-depth analysis of the issues involved in establishing an indoor skating facility was not conducted. This report will enumerate addi- 2 t,ional analysis the Task Force believes is required in the sec- tion on "Recommendations." The Task Force was able to rely on the experience of its members, and presentations by others in areas of ice rink operations and management. While much of the information received* by the Task Force was naturally anecdotal, hard data was also available and will be referenced in the appropriate section. The Task Force process evolved as meetings progressed and area of information need was identified. While the meetings focused on information gathering the subsequent steps in the process were also established. It was determined that a draft report detail- ing the Task Force findings would be produced. A presentation of the Draft Report will be made to the Selectmen and a Public Hear- ing will be held on the Draft by the Task Force. Based on feed- back on the Draft Report the Task Force will make any changes it deems appropriate and issue a Final Feasibility Report. III. SITING OF FACILITY Since the Ice Skating Arena concept involves a donated facility sited on Town-owned land, determining if a suitable site is available is a major factor in determining the feasibility of the project. The first characteristic of a site to be determined was size. Based on a standard rink size and a seating capacity of 800-1000 it was determined that a building size of 150 x 250 feet or 37,500 square feet would be adequate to house a rink and its functional spaces. The required area for parking based on the aforementioned seating capacity would run from 2 to 2.7 acres. The parking is based on three occupants per vehicle and three hundred square feet per vehicle. Given the above assumptions the agreed upon site size used was 3.5 to 4 acres. In order to determine if a site of adequate size existed the Task Force used a list of "Public or Quasi Public Owned" land compiled by Community Development Director Jonathan Edwards for the Town's Master Plan. That list is enclosed as an attachment to this report as Exhibit C. From that list Jonathan Edwards gave a presentation on eight sites which generally met the size criteria and giving his evaluation of the pros and cons of each site. The package of material used for the presentation is included as an attachment to this report as Exhibit D. 3 In addition to those sites the Task Force elected to evaluate seven other sites which also met the size criteria. Those sites were: The Birch Meadow High School Complex and Recreation Fields The Walkers Brook Drive Former Landfill Site The Bear Hill Nike Site The Pearl Street School Site Camp Curtis Guild The Causeway Road RMLD Site Town Forest (East). The complete list of the fifteen sites is included as an attach- ment to this report as Exhibit E. The Task Force adopted a set of seven evaluation criteria. These criteria were adapted from a memo written by Brad Latham suggest- ing some evaluation criteria. His letter is included as an at- tachment to this report as Exhibit F. It should be noted that no formal weighting was assigned to the criteria. The criteria used by the Task Force to evaluate the sites were: 1. Size of Parcel 2. Topographic/Wetland Restraints 3. Accessibility - Traffic Parking 4. Availability of Utilities 5. Neighborhood Impacts 6. Site Availability 7. Potential Value for Other Uses 4 The Task Force also heard a very general assessment by Assistant Director of Public Works Bill Robertson as to the impact of site development costs. It must be pointed out that Mr. Robertson was not totally familiar with all the sites and his evaluation was merely a general sense of site costs. The Task Force did not use these assessments as strict criteria for evaluating the sites but merely as another characteristic to better understand the site. Many of the Task Force members also did personal on-site evalua- tions of the sites. Based on all of the above the Task Force narrowed down the sites to six potential areas. The following two charts list the selected sites and the deleted sites along with a summary of the criteria-based evaluation of the sites. Site Haverhill Street Nike Site SELECTED SITES Positive Features Negative Features Adequate size Generally good topography and sufficient up- land to build on Access via a major roadway Adequate size to buffer neighbor- hood impacts Town ownership Narrow access road- way to actual site Anticipated high costs for develop- ment of utility connections Wetlands issues would have to be addressed 5 Site Positive Negative Features Features Haverhill Street/Nike Site - continued Limited potential for more valuable uses Beverly Road Total parcel size Configuration of up- Water Department adequate land may limit use- Pumping Station fulness for large facility Standard size roadway of short length for access utilities gen- erally available Limited number of nearby residences Town ownership Limited value for other uses Access through resi- dential streets May impact existing Town wellfields Limited potential for overflow park- ing Birch Meadow High Adequate size and Some areas may have School complex and options for siting wetland and/or recreation fields groundwater limita- (including Higgins tions property) Generally good topography Access from Main Street and Birch Meadow Drive is good Utilities gen- erally available Siting near RMHS and Field House would place it with similar activities Town ownership Value for recre- ational uses is well established Access from John Carver Road area is well saturated Traffic through residential areas a major problem May impact current recreational and educational uses some existing fac- ilities experience parking problems 6 Site Positive Negative Features Features Bachelder Field Adequate size Good topography and little wetland impact Utilities gene- rally available Town ownership Walkers Brook Drive More than ade- May require signi- former landfill site quate size ficant fill move- ment and high site development costs No wetland re- straints Very good access to major roadway and interstate highway Utilities available Limited neighbor- hood impact in commercial area Town ownership Limited buffer for surrounding resi- dential areas Primary access is Franklin Street which is narrower than desirable Under consideration as potential ceme- tery development Significant value for commercial development Camp Curtis Guild More than adequate Availability of size utilities uncertain Good topography and adequate upland Limited neighbor- hood impact Very good accessi- bility via major roadway and inter- state highway Not Town owned significant value for other types of development 7 Site Parcel between Rt. 128 and Stoneham border Not Town owned Pinevale Conservation Adequate size Poor configuration Parcel of upland Town ownership Large percentage of wetland Rolling topography Difficult access Surrounded by residential area . with poor buffer Oakland Rd. opposite Adequate over- Very poor topo- RMHS all size graphy Dividence Rd. former Adequate size Poor topography future school site Town ownership No current public access Surrounded by residential area May have more ap- propriate recre- ational uses Bear Hill Nike Site Overall ade- Very poor topo- quate size graphy Town ownership DELETED SITES Positive Features Overall adequate size Good topography Negative Features Poor configuration of parcel No current access Limited value for Utilities not any uses available Utilities avail- able No existing access Surrounded by residential area Significant .value for other types of development 8 Site Positive Negative Features Features Pearl Street School Site Adequate size Situated in resi- dential area with no available buffering Good topo- ography and no wetland impacts utilities avail- able . Town ownership Potential for devel- opment for other uses is high Causeway Road Overall adequate Poor configuration RMLD site size of upland Town ownership Significant sur- rounding wetland Access through resi- dential area Town Forest Adequate size Poor access through residential area Good available Would displace cur- topography rent Public Works, open space, and conservation uses IV. FINANCIAL FEASIBILITY The financial viability of a facility such as -an ice arena is a critical element in determining the feasibility of the project. It is mandatory given the prevailing fiscal climate that the facility not impose any drain on the financial resources of the community. Mr. Burbank had given the concept a great deal of thought and was well convinced that the project was financially viable. Given the level of his personal investment, the commitment to per- sonally collatoralize additional capital and the commitment of his name and reputation in the financial community the project seemed well founded. The Task Force had the opportunity to interview Mr. Ed Paduto who is both the Manager of the Watertown Municipal Rink and the President of the New England Rink Managers' Association. Mr. Paduto gave a presentation on the operations of a rink, an - assessment of the climate for rinks, answered many detailed ques- 9 tions on the operations and finances of the Watertown Rink and subsequently submitted expense and revenue statements for his facility. Those statements are enclosed as part. of this report as Exhibit G. It is apparent that the key to achieving the revenues to support rink expenses is booking ice time. Based on information from Mr. Paduto, Mr. Al Reidy of the Wilmington Arena, Peter Doherty who is familiar with the needs of many of -the surrounding towns through his experience coaching in the Middlesex League, and Mr. Burbank's conversations with Reading and other Youth Hockey groups, the demand for ice time is very high. Given the demand for ice time and the fact that Mr. Burbank's gift will keep capital debt for the Arena Corporation low, the business plan enumerating the revenues and expenses of the facility was accepted as being very reasonable and viable. The business plan is included as partsof this report as Exhibit H. As stated in the description of the proposal initial estimates of construction costs are 1.5 to 1.6 million dollars and the non- profit arena corporation would borrow any funds required beyond the basis contribution. The loan for these additional funds would be collateralized by Mr. Burbank. V. CONTROL OF THE FACILITY The Ice Skating Arena proponent has suggested that the best way for the facility to be managed most effectively is under the auspices of a private non-profit corporation. It is envisioned that the corporation's Board of Directors would be responsible for the complete operation of the facility. While this appears to be an appropriate manner of managing the.facility, provisions must be made for assuring that the community can control impacts of the facility on the specific area in which it is located and the Town in general. The Task Force concurs that the Town must maintain the control necessary to mitigate impacts on the community while not politicizing the day-to-day management of the facility. At the suggestion of the proponent and after consulting with Town Counsel the Task Force agrees that the best vehicle for maintain- ing control of the Arena while allowing it to be privately managed is through a lease agreement with the Arena Corporation. The lease which can be negotiated by the Selectmen, presumably through the Town Manager with the assistance of Town Counsel and the Finance staff, will be critical to insuring the proper con- trol of the facility, mitigating impacts of the facility and in- sulating the community from negative financial impacts and poten- tial liabilities associated with such a facility. The Task Force members have discussed a number of issues which must be addressed by the lease and specific items will be enumerated in the Recom- mendations Section of this report. Town Counsel has summarized 10 his position that the Town can retain adequate control of the facility through the lease. This letter is enclosed as part of this report as Exhibit I. VI. CONCLUSIONS After due consideration, including numerous public meetings at which the issues evolving from the most generous offer of Mr. Nelson Burbank to finance and build an Ice Skating Arena for the Town. of Reading were examined and discussed, the Ice Rink Feasibility Task Force has concluded that the concept is feasible. Their conclusion was reached based on: 1. The existence of multiple. Town-owned sites of adequate size to site a facility, 2. That the proponent has demonstrated that an Ice Skating Arena can be operated as a viable financial entity without negative impact to the Town's finances and 3. That the Town can maintain necessary control over the private operation of the facility through the negotiation of a lease for the facility. The Task Force recognizes that there will be other factors af- fecting the feasibility of the project as subsequent stages of the project are reached. This is true from the perspective of both the proponent and the Town. With this recognition also comes the conclusion that there are many other questions which must be answered and we will cover those which we have identified in our recommendations. However, the Task Force believes that our conclusions are valid within the context of the charge from the Board of Selectmen, the resources available, and the amount of time devoted to date by the volunteer Task Force. VII. RECOMMENDATIONS As stated in our conclusions the Task Force process identified many questions which will require answers as-the process of es-' tablishing a skating facility progresses. Towards the objective of answering those questions the Task Force has some recommenda- tions. A. Site As noted the Task Force felt the project is feasible due to the existence of at least six sites or areas of sufficient size to house a facility. However more information is required by both proponent and Town before a final site can be determined. More analysis of the.sites must be obtained to determine the cost of providing a buildable site with water and sewer connections and whether conditions exist of which mitigation would add excessively to the construction costs. This additional analysis includes: geotechnical evaluation, accessibility issues of traffic and parking and the need for off site mitigation. 11 B. Lease The Lease agreement will be critical to proper control for the Town and the success of the project. In regards to con- ditions in the lease the Task Force recommends the following: V 1. The facility should be subject to all the normal development control that a private project requires, such as site plan review. 2. The Board of Directors should be Reading residents. 3. At least one member of the Board of Directors should be a representative of Town Government. 4. Uses of the Arena should be stipulated including acces- sory uses and any use not specified would be allowed only by special permission. 5. Sub-leasing of the facility should be controlled and limited. 6. A formula for providing a portion of excess revenues to the Town should be included. 7. Provision of services; if any, by the Town will be billable to-the management of the facility. 8. The records of the Arena Corporation should be avail- able for reasonable community review and an audit report should be submitted annually. 9. Some level of commitment for ice time for Reading groups and open skating time for residents should be defined. C. Next Steps Iri order to determine the next level of feasibility a deci- sion will have to be made on a final site. The Board of Selectmen should decide the best process for achieving that decision. Options available are: for the Board to commis- sion the analysis and make a decision themselves, re-charge the Ice Rink Feasibility Task Force to reach a recommenda- tion or form another committee with the specific mission of recommending a site. While the Task Force Members have indicated a willingness to continue serving, discussion by the Task Force established a consensus that a small nucleus of Task Force Members com- bined with new appointees to a smaller Site Selection Com- mittee would be the best approach. Some of the reasons for this would be to acquire the best mix of site assessment 12 skills, eliminate any perception of a hockey bias on the committee and to gain the efficiency of a smaller working committee. The Board of Selectmen will also have to determine the best approach with Town Meeting. With the current information the Board could request Town Meeting to accept the gift and authorize the Selectmen to proceed based on a site recommen- dation. As an alternative the-Board could wait for a site recommendation and ask Town Meeting to approve the final site. 13 EXHIBITS A. Charge to the Task Force from the Board of Selectmen B. Task Force Meeting Minutes C. List of Public or Quasi Public owned Land D. Package of Material on Eight Sites Presented by Jonathan Edwards E. List of Fifteen Sites to be Evaluated by the Task Force F. Memo from Brad Latham regarding Evaluation Criteria G. Watertown Rink - Expense and Revenue Statements H. Reading Skating Rink - Projected Revenues and Expenses I. Letter from Town Counsel 14 CHARGE TO THE ICE SKATING ARENA TASK FORCE The Ice Skating Arena Task Force is asked to address at least the following issues: The Birch Meadow area has been identified as the most likely location for such a facility. If it's to be located there, what would the impacts be? Or, are there other potential sites on Town owned property, or other donated property, that would be appropriate for such a facility? Whether it is to be constructed in the Birch Meadow area or another area of Town, what is the needed size of the facility and its ancillary facilities such as parking? What are the considerations in siting an arena, and in making it an asset to the community? Are there wetland issues that may affect the use of any potential site ? The donor has indicated that such a facility would work only if it is run privately, even though owned publicly. What are the methods to accomplish this? What is the demand for a facility of this type, and what should its audience capacity be? Are there off season uses? Should the arena be planned for future expansion or sharing of use with current or future public facilities. What other issues would be of concern in embarking on a project of this type? What is the long term financial security of such a facility? It is proposed that the arena be owned but not operated by the Town. What is the likelihood of the arena not meeting all operating costs now and in the long term, and there- fore the likelihood that the town would have to subsidize its operation? Alternatively, what is the likelihood of the arena returning a "profit" to the Town? Staff will be available to assist the Task Force on an as needed basis, but will not be voting members of the Task Force. The staff include the Superintendent of Schools and School Staff, the Planner, the Conservation Administrator, the Engineer, the Director of Public Works, the Parks supervisor, the Recreation Director, The Finance Director, the Town Accountant, and all other Town Staff people as needed. In addition, the resources of the Land Bank Committee may be helpful. 5-24-91 The first meeting of the ice Fink Feas.ibil ity Committee was held or, Wednesday, June b, 19791 at Town Hall, Committee members.- present were Nelson Burbank, Beorge Hines, Peter Doherty, Jay Dumas, Bill Jennings, Pat Keane, John Pacino, B;11 Burditt, Seorue Shannon, and Tom Stohlman. Also present were Peter Heckenbl e i nk*ner, Town t,ianager ; Bob Munnel l y, Superintendent of Schools; Ken Lathan and Egad Latham, exoff i c i o members. Peer Heckenbleinkner provide the Selectman's charge to the committee and introduced the members o-f ti-ie committee. .:en Lat`,aim, , attorne.v for lr. °urbank, gave the committee some background information on the r _-a .r cn that Nelson and his a't t orney s have done over the past tuio year. Mr. Burbank is committed to donate a minimum of one million d l1ars toward the C_nstructican of a Pink, 1t is assumed that the rink will be on tov)er- ov)ned land with water- and severe connections also provided by the tows-i. A non-profit corporation w i 1 1 be set up to oversee the construction and the management of the rink. Because it will be on town property, the Town of Reading will own the rink. A fund raising committe will be established to raise •$3000,000 - 600,000 over the next three years to pay for the remainder of the construction costs. Nelson will collatoralize the loan for that 21-3 year period until the fundraising is completed. It is assumed that the total cost for the constuction of the rink will be 1.5 - 1.6 million dollars. Mr. Latham i nd i cated1 _`,e i deal ] ; they would 1 i ke the Pik located in the Birch Meadow area and that he personal i would recommend that thru traffic be eliminated on Birch Meadow Drive. Nelson indicated that he wanted the rink ii., a location that itiouid serve in the best interests of the town and whereve the committee recommends. The committee, viith George Hines acting a Temporary Chairperson, elected officers. Mr. Hines i,jas elected Chairperson; Dana Hennigar, Mice Chairperson; and Pat Keane, Secretary. The chairperson suggest that we try to li,~tit the length o4 the meeting to an hour and one half. Mr. Hines commented that the purpose to the committee is to make __::omnmenciations to the Se1ec-tmen. We do not necessarily have to recommend one site, we could r ecc:r;^:e-..~ ale. It is important that there be no drain on community resources but that it be a viable financial operation. Discussion then followed on the criteria for site selection. Questions were asked about the footprint for the rink, how much land would be needed, what kind of access was needed, and what should be the ratio of cars to seating. Mr-. Durditt aske:t for a sample footprint so we see if any town owned parcels "ki i l l fit !sup need:.. Nelson suggested the Mr. Ed Padudo, Manager of the Watertown rink, meet with us to provide some an_v)ers to those questions. Jay Dumas commented that the parking at Birch Meadow is a problem already and was concerned about more cars corning into that area. It was pointed out that except for 8 or 10 times during the year a great deal of parking was not needed, that most trafic i.Jould be :o drop off and pick up those using the rink. Dr. Munne11 suggested that a financial pian/bus.iness plan should be developed and that perhaps someone in town with that expertise would volunteer- to prepare one fop the committee. Mr. Pacino felt we were jumping the gun and we should look at the financial feasibility. Nelson said he can provide that information from his research. He feels the key to the operation is the rink manager. The non-profit corporation would be totally independent from the tovin. The rink will be a turnkey operation. The corporation will hire the manager and run the operation. If the rink is on town owned land, by law the town has to own it. If the town were to dispose of the land it would need legislative approval. In Stoneham, the town bought the rink and runs it. Sill Burditt mention that the Library in Concord is run as a non-profit corporation. Brad Latham will provide information on how the non-profit corporation ~x611 run, and what risks there will be to the town. It was suggested that Beth K1epis be at the meeting when financials were discussed. The over-all schedule for the committee was discussed. November 15, 1991 i;aill be the target date used,for presentation of findings to t=all Town Meeting. Prior to that the Selectmen will put a general article on the warrent. The town will need to accept the gift of the rink and authorize the lease. The committee should have its final report to the Selectman by late August - mid September at the latest. It was felt that the committe should break down into two sub committees, location and site, which would report back to the committee as a whole. The next meeting will be on June 26th at 7:30. Nelson will ask Mr. Pedudo to join us for that meeting. Respectfully submitted, Patricia L. Keane Secretary MEMORANDUM TO: MEMBERS OF THE ICE RINK FEASIBILITY TASK FORCE FROM: BRAD LATHAM DATE: JUNE 19, 1991 SUBJECT: INVENTORY OF VACANT PUBLIC AND QUASI PUBLIC LAND IN READING Attached to this memorandum is an inventory and map of vacant public and quasi public lands compiled by Jonathan Edwards, Town Planner, as part of the preparation of the master plan study. Please note that lands dedicated for an existing special public use (such as schools, municipal facilities or conservation purposes) are not necessarily listed. Please note also that some of the public lands shown are owned by the State. We provide this material to you so that the task force can complete the site selection process as soon as possible. cc: Mr. Peter I. Hechenbleikner, Town Manager Jonathan-Edwards, Town Planner Enclosures: Map Property list DEPT. OF GENI SERVICES RECEIM JUN 2 0 TllVL~' V CaAaf Swamp )Fglsz % 2 ac 21 A ,.,ate b l i y a N P Ay R~ R~ O h~ T r77T - 1000 0 Ft. 2000 4000 vacant lcrt5- iSolnteal E unoccupied SobXo4i5lon lots vacant lands vwcar,} 5.~bdividable f; cedividable tracts up\cmcks only petertial t¢cq¢v¢lopmen4 oc¢a5-non•reside.~tiwi vwcorrt public. & quasi-pv.bl(c, lands ?0 1 Q T ° 47 'd b a ! b 7 b a t) ' 'U 0 d 0 d V ~7 ~1 1.6 - %D (A 0 70 S. . ~ Tl gg ' 9, p tp ~ ~ ~ fin, 4 ' €p F) ~ ~b ~ 4 ~ W o° N W N is N fA L W - t!1 ` t W N W s (N N ' - W N N u - 1 W V 0 41 t w K ; 4 1 I I U L ~p 1~ W w I s N o N N y9 3i W c~ .o N to w :91 o C91 tw <A cs► co) -Q W >O CA r (O ~0 - N tN s U1 N N W - 9 N W OT N oa0 N .U ab V1 N a' p O 111 to n N ° ~ o -F O 0 O O g ~ O A- p O Q Q O 0 O O 0 0 O 1 t1' , IA N T, to I N N N N w to to N S'~ L u1 1. ° ~ ~ ° 0 ~ ~ 0 10 0 0 ° o o ~ O p o d o' Cv G ~ { W ~ W N - o a j w N Lb w W o o 95 A sb Sb 96 Sb F Sb A , d s r ~ n ~ a d d ~ W p D • ao N U u► C~ N W .a b - N a~ N A d F 00 d o FA w s ; j': .r.. e::. t! d( r ,UA u H - 1UnZl t { c71 S ! 6 d v o v - ~p d GJ~ of b I ~ tU 'S ay ( o ry a d R El Q o F N -N W N PQ- P a° w N o a. o p ~ ~ 'P s~ a a ~ p ffi p ~ LA p ~ • o•; N I.~ I ~ o'~{ Al ( _ i P Gt ~tc/oV A` L ~Q O e~ Ice Rink Feasibility Committee Meeting June 26, 1991 Town Hall Present were Nelson Burbank, George Hines, Bill Jennings, Tom Stohlman*, Peter Doherty, Pat Keane, Bill Burditt, John Pacino, Gordie Clark, Jay. Dumas, Dana Hennigar, Ex-officio members Ken and Brad Latham and six interested citizens. Chairman Hines accepted approval of the minutes of the June 5 meeting subject to 1)...possibly 8 or 10 times... added to paragraph concerning Mr. Dumas comments and 2) third paragraph... change of wording from severe to sewer. Mr. Burbank introduced Ed Peduto, manager of the Watertown Skat- ing Rink. Mr. Peduto presented his background in management of the Watertown rink. He explained how the rink changed from one of unprofitability to one of profit. Critical was the labor fac- tor, number ratio of full-time to part-time. Major expense items are labor, electricity, and maintenance. These three items ap- proximate $200,000 annually. Revenue last year - $281,000. Ice rental rates - $125/hr to most users. Exceptions include $82/hr Watertown High School, Youth Hockey travelling team $90/hr, House teams $60/hr: Public skating revenues were $23,000 at $3.00, $2.00 (students, elderly), $1.00 (children). The rink operates eight months a year. Rentals involve several cities and towns and includes figure skating, senior leagues, etc. Hours of operation are weekdays - 8:30 a.m. to 11:00 p.m. busiest 4:00 p.m. to 11:00 p.m.; Satur- day - 7:00 a.m. to 11:00 p.m. and Sunday - 8:00 a.m. to 11:00 p.m. Rentals are for for full 60 minutes. The skate shop and snack bar are leased out: Figure skating is for 7 hours a week, public figure skating is for 1 1/2 hours on Sunday. Cost is $5.00 an hour. Critical to rink planning - 1) Will the rink be an 8-10-12 month facility? 2) Size and location of snack bar facilities 3) build- ing foundation. Miscellaneous questions, answers, and discussion with Mr. Peduto: 1. Watertown rink has 50 parking spaces, 30 on the-street, and other spaces on adjacent company lot for special occasions in return for certain services rendered. 2. Personnel training - a maintenance discipline i.e. restroom cleanliness, parking lot pick-up of.litter following games, cooperation with neighbors. 3; Enterprise Fund (emergency purposes) built up with profits could become a benefit to youth, town activities. Ice Rink Minutes - 6/26/91 - page 2 4. Mr. Peduto believes access to parking facilities of adjacent buildings and the captive audience of nearby schools are positive influences to any rink. The next meetings will be July 10 and July 24. Mr: Edwards will be present on the 10th to explain site plan of vacant lands recently distributed to Board members. Respectfully submitted: Dane E. Hennigar Vice Chairperson Ice Skat i nU Arena Task Force Meeting .Jul r,: 24, 1 191 Reading Public Library Present were Peter Doherty, Nelson Burbank, ;Tana. Henn i gar , Tom Stohlman, Patricia Keane, i it l Burditt, •_iohn Pacino, Geor ge Hines, Keor ge Shannon, bill. •.lennings, Jay Dumas, Ex-o+ticio member, Ken Latham, and •_fonathon Edwards, down Planner. Al son present were about 5 interested citizens. N visitors list is attached. Chairman Hines called order at 7:35 p.m. and shared some information. There will be a special meeting oT the task; force at the Restuccia kink: in WA. I mingt on on Wedne: d l jul •..:i1 at 7:00 p,m. Iffe purpose at the meeting is tar in-formation gathering and c ommittce members have been invited to view the Taci'i.ity. T . f_. ~.,e on the 'task: force fI The }'i~•~;;'t regular meeting : • !-r- ~t-iC Wednesday a August 7, at 700 p.m. Location to oe determined., George Hides has r=eceived a +p-• o• the Report which was suomitteo to the town of W a- ertowq by their rink. manager. He will see that we getcopies. •_ionathon Edwards, Town Planner, Presented a review oT some town owned land paarc eI that might be available +ol' siting the proposed Tacii i'ts'. `since the committee hasn't yet 'orma: ized site selection .criteria, Jonathan adopted at criterion oT a minimum oT 3 acres oT upland and chose sites accordingly. A visit to the Wilmington Rink: confirmed his thought that a acre minimum was necessary. He purposely excluded existing parkland from his reviewa ' jonathon l y- produced a ten page atlas t it l eo ,Potential Sites,, Fub lrl iiceS oyn y Ice Rink -easibii itd Stud`, which accompaiieT presentation. TRA sire= .6 acres State DPW land on Reading/Stoneham line. X~j Positive aspectsg dry, flat, and buildable. Negatia.e aspects„ Shape and access problems. J . ac-•e Conservation Land at the end of Park Ave. d Pine Ave. , at-,- at 17777= Positive aspectsn centrally located, can tiq in with 11+1a` n ingti si i FarK, and can generate more use a the oi=her portion of Gon`"_-er-.:,,;atiof f land. Negative as(..1 e c t-• . Conservation l a n d requires pCc1 a} 'King, need ~.;._._e=y provision oossiol 4' i hr'il ~I}.jnk car storage ar-ea,~ resii_"tentiai area, Pine Ave. not a pf_lo} is way. 0 ~ .4 acres Beverly Road Water Dept. Land. Positive aspects,. town owned, located hear highway, ThArf -t i tea:, Sun ter shaped than first parcels. Negative asps=_ct'so effect on neighborhood " 5 houses on street. Tom tohl marl asked about site criteria. He calculated that this site with the building and 100 cars would be filled. What happens it more than 100 cars crime? Jonathon said that it appears that the Wilmington Rink may have the building and 200 car spaces on a similar sized site. John Racino asked if committee Members would visit these sites. George Hines said yes. Higgins Pro!%:+r'`i:.v under-' the 0 called the ~ ~ _c~ acres c-motjrk: r. .r Dept. except -For a Mali oc on _,r iverion Rd, which belongs to Conservation. r2sitiye a sect w it exists, town owned. FJegative aspects broken up into 3 small chunks, access a i T t i cu i •L , may be con'servat ion t i a, [d effect on neighborhoods, residential area, traffic concerns. Ken i_atham said that it was his bel ie+ that Mr. Higgins sold this land to Conservation. .=jonathon said that town r'ecor'ds may indicate that the parcel is under the Park. Dept. George Hines asked Jonathon to have `town Counsel establish the status of the propertry. He also asked about using and replicating wetlands due to the chunking o+ the upland in this parcei. -Jonathon said that you can use and replicate wetland, but the amount o+ square tootage is limited and it can be expensive. E. 4.6 acres Oakland Rd. School Land across from high ool. Positive aspects: good access, relatively large. Iweaat iye aspects: d i++ icu l t =nape, rough t opoe aphy translates into high site improvement costs, residential area, tra++ic concerns. 14.bj acres Haverhill St. Nike Site a Positive aspects: large and &Q, good shape, 'i ots ot room Tor compatible activities se.g. soccer T le i ds, playing + iel dsl , town owned. Negative aspects; narrow access which may b further=' enc tmber°ed by wetland, old +oundations may need to be removed and ofd silos avoided or filled, residential. Tom -_itohiman asked it this site had better potential use .Jonathon said that it was once thought mark:etabl e, but* not any more. We need recreation and cemetery land. George Hines asked Peter Doherty if siting away from the high school would be a problem. Peter said no. 'T'hey, (H.S. team) currently practice in Charlestown, so as i ong as it's in town. George Hines said that in discussions with the Town Manager he has learned that Recreation and Cemetery are in competetion -For land. Batchelder Field was originally thought to be good for Recreation and the Haverhill Nike Site good for Cemetery. Town Manager now believes that the reverse is truce and the Ha•.;erh i i l St. Nike Site will be better= • {sed for Recreation Activities. psi i i Burdi.tt noticed from the map that the entrance to the Haverhill Nike Site had some weti and and asked if it could be used to increase the 0 toot access to 50 feet and replicate the wet i•afld . Jonathon said that the 10 !cot access most likely included the wetland. G Lief acres Dividence Rd. School Property. i=ositive aspects: good size. Negative aspects: difficult access, effect on reign ornooo, aquifer protected (on'iy 20% ad site can be covered). George Shannon said that it's possible that the school department turned that pr oper=ty back: to the Town, H. 8.5 acres Batchelder Field plus potential donation a+ 3.2 acres. Positive aspects: town owned, good size. Negative aspects: best potential cemetery land, . resi dent 1 as i a 1 ow capacity street, feeds Bare Headow. 6eorge Hines gave 5 minutes far the audience to ask: questions about ._jonatnon' s presentation. Questions is there any access to parcel G 'f'rom ("Dili .t Answers No. Questions Can the higgins Property Pe accessed from birch Meadow Dr ivey Answer: here is some F',:.ark: land in there that would have to be taken. Questions Would other sites besides these be looked at? Parks? Answer t We'll discuss other sites as we procygd. We'll answer any questions about these specific sites that were reviewed. Next came discussion about other possible sites..- Bill B! trd i tt asked about camp Curtis Guild. jonathon said that it would be better for future development that would i.mpr ove our tax base, if and when the National Guard left. Ken Latham commented that most of it was wetl and . jay Dumas commented that if the Selectmen requested, our state representative could file legislation to take a piece of the camp. Ken Latham inquired about Bear Hill. Jonathon said it, taro, would-be better for future marketing. .gay 1=aumas asked about the town DPW-area. jonaathon said that what was remaining there was conservation retention land. There Pas brief discussion about the Causeway Gt. State i"PW site, twh icn probably isn' •r large enough. Bill Burdi.tt asked about siting the ice arena beside the Hawk es Field House. Jonathon said that the same negative asl_,epVs a+ sites D and L-_ (residential area, a=ffec t on nei'gnLir:..trhGi. ov 7 trail irk, concerns) would hold true Also, that would cause displacement of current recreational activities. One visitor supported attaching it to the yield house (proximity to high scoot a everyone knows where it is, and potential air- conditioning could be sold to the torn 'for 'I_hM_ tieid house). Other visitors began to disagree with the merit at the as'-s!_mptions. 'Chairman Hines reminded all that we were iook:inG to answer questions about potential =sites and jonat ion had already responded to Bill Burd i t t' s question. Jay Dumas, inquired about- the property on Salem St. beside tyre reo i sry . There are • .5 aches oT upland, 'out it i owned privatei w- and is in some kind of litigation. N visitor asked about Pearl St. School. George Hines said that the Selectmen recently put out a request for proposals and there is interest in both purchasing and long term. l easing . Jonathon said it , also, has decent sales potential, and we shouldn't shoot ourselves in our economic toot. George Shannon suggested that committee members get out and vi'sit these sitesbe+ore our August 7 meeting. Bill urditt commented that we're not a selection committee, but a +easibi l i'tyco,?mittee q son we won't pick a site - just tell which sites are +easibTe. john Rac:ino asked about the, proc esso it we decide a rink: is easio (e and we have a Coup I e o+ sites, we report that to the Selec t,ie i and then sown Meeting votes an it'? George Hines said essential y "yes, but there may be some intermittent steps in the process. Jonathon commented that site selection and teasibil ity cannot be divorced +or a variety of reasons. For exampi e, site preparation costs have an inseparable bearing on the teasibi i ity of the overall project. George Hines said that we may make a feasibility r ecoTmendation which includes qual itying remarks about sites that meet the criteria +or site selection. Meeting adjourned at 9:15 p.m. Fees ect-r, i 1 y submitted, 1:1111mas cl Y7 I M C q Al 6? 2) ! . i i i -ve Y3 v C-/Z! i i i ,(~~~-/,~lG~ v •I /t r'6~~~y"'F''f r" i C~ ~ ~C~G L2 n! Gr S""3 r • ma.,.I Si ~ j ~ r 7'~ z r~ Cam! ` ec i I i ~ ICE SKATING ARENA TASK FORCE August 7, 1991 Meeting Minutes Present: Nelson Burbank, Peter Doherty, James Dumas, Dana Hennigar, George Hines, William Jennings, Bill Burditt, Tom Stohlman. Also present were Beth Klepeis (Town Treasurer), Ted Cohen (Town Counsel), Brad Latham, Ken Latham (Attorneys for Mr. Burbank), and members of the public. Brad Latham presented an overview of the proposed structure of the non-profit organization, which will build and run the ice rink. The charitable organization will be a tax-exempt and non-profit group formed under MGL 180. A Board of Directors (5-7 people) would control the group. They would hire the rink management and oversee the fiscal affairs. It is anticipated that Mr. Burbank would name the members to the initial board, with members eventually being chosen by a majority vote of the board. Along term lease would be signed between the non-profit group and the Town for the use of Town-owned land. The hours of operation, building design, length of lease, insurance, use of building, impact mitigation, police details, maintenance, and other issues would be decided in the lease. G. Hines: Would the Town own the building ? B. Latham: Eventually, with - the expiration of the lease or violation of the lease by the non-profit group. The lease could contain a clause for the demolition of the building by the group at the end of the lease. A long-term lease of 50-100 years, renewable in 10-year increments is being considered. T. Cohen: When a lease expires, the owner of the land gets the building. Anything can be written in the lease regarding lease renewal, etc. Mr. Latham continued to explain that the ice arena group would design and construct the building after review as needed by the Town. The building would not be used as collateral and would be encumbrance free at the beginning of the lease. Mr. Burbank would donate $ 1,000,000 and other donations would be used to pay for the building. Further, Mr. Burbank would put up necessary collateral for loans to make up the difference if total donations cannot pay for the total building cost. The Town would agree to provide utility connections. The Town Engineer has agreed to prepare rough costs for these connections when the site is chosen. ' The rink would be managed by a professional manager, with tight reins, free of political influence. The manager would answer to the Board of Directors. 08/07/91 1 of 3 Ms. Klepeis said that the construction of the lease agreement was important from her point of view. Mr. Cohen said that if the lease is prepared properly, the arrangement would be essentially risk free from the Town's point of view. The worst case scenario would result in the Town owning an ice arena, without any cost to the Town. The Town would have to carry liability insurance even if it is carried by the arena group. Mr. Latham said that the worse case is highly improbable. He also said that the lease could be written to have the building revert to the Town should any provision of the lease be violated by the arena group. J. Dumas: Many things are dependent on the lease, will this committee be consulted in the writing of the lease? B. Latham: This committee should not get into the writing of the lease. G. Hines: This committee is studying the feasibility of the project, not the structure of the lease. Those details would be worked *out by the Selectmen, perhaps with input from this committee or others. Tom Wallace: Neighbors of the arena should have input regarding the lease. G. Hines: The selectmen are committed to continued public input. B. Burditt: Is the rink going to be financially feasible? Discussion followed with Mr. Burbank, Mr.Doherty, Mr. Burditt, and Mr. Hennigar saying that many area groups (Melrose, North Reading, Wilmington, Wakefield, and others) need ice time and that there should be no problem filling the rink schedule. Mr. Cohen said, in response to questions about lease flexibility and Town input, that anything can be written into a lease, including future improvements required by the Town. In addition, the acceptance of the gift of the rink would have to be approved by Town Meeting, as would any long-term leases. Kevin Moran: Is there more detail about the financial feasibility, most information available regarding this project seems anecdotal. T. Cohen: If the rink.were to fail to turn a profit, and the rink group go bankrupt, the only downside to the Town would be a free building. 08/07/91 2 of 3 G. Hines: The information received from the Watertown Rink was factual. No actual business plan has been worked out for the Reading rink. Mr. Burbank can submit a general business plan with general assumptions, but a more detailed plan will have to wait for more detailed site information. Once sites are selected, the rink group can then present a more specific assessment of the costs for site development and impact mitigation. Theresa Moran: An empty, abandoned building is a downside too. P. Doherty: The rink is not just for hockey, but for figure skating, and general skating too. Mr. Stohlman stated that the committee did not have the fiDancial, details, lease details, or site plan details. He said the feasibility would be decided without such details and that the committee should state this in its findings. Later, these details should- be addressed in public forums with the full input of the neighbors. Elsie Lewis: Are any other rinks in residential neighborhoods ? What about noise? G. Hines: Wilmington, Woburn, and Winchester to name a few. Noise is not bad a few paces away from compressors. Rich Caplonis: Expressed concern that committee was made up of "Hockey people" and said the rink should not be placed in a residential neighborhood. T. Stohlman: A site plan review type process will occur to address any neighborhood concerns. Mr. Hines said sites will be discussed the next meeting. In addition to the sites mentioned by the Town Planner, the Birch Meadow complex and the Town Landfill would be considered. Site Criteria were discussed with Brad Latham's memo of 06/21/91 used as a basis for discussion. Proximity of users was considered by some an unnecessary criteria. Mr. Burditt asked that it remain. Parking and traffic were added to the list. The criteria will be discussed again next meeting. Next meetings, 8/14 and 8/21/91. Respectfully submitted, ~10m Stohlman 08107/91 3 of 3 ICE SKATING ARENA TASK FORCE August.14, 1991 Meeting Minutes Present: Nelson Burbank, Peter Doherty, James Dumas, George Hines, William Jennings, Bill Burditt, Tom Stohlman, Patricia Keane, John Pacino. Also present were Beth Klepeis (Town Treasurer), Bill Robertson (Town Engineer), Brad Latham, Ken Latham (Attorneys for Mr. Burbank), and members of the public. Bill Robertson reviewed the potential sites from the Public Works point of view. He roughly evaluated the costs for utility connection, drainage, and new road/parking. The cost would range from $ 75, 000 (LOW) 300, 000 (HIGH) . A synopsis of his analysis for each site follows: (Town Planner designation in parenthesis) Rt. 128/Stoneham Parcel (Site A): Medium/High cost. Severe-access problems. Pinevale Conservation (Site B): High cost. Access problems. Beverly Road Pumping Station (Site C): High cost. Higgins/Birch Meadow (Site D): High cost. Bridge might be needed. Wetland problems. Oakland Road/High School (Site E): Middle cost. Difficult topography. Haverhill Nike Site (Site F): High cost. 24 foot roadway with one sidewalk seems possible. Dividence Road/School Property (Site G): High cost. Access problems contingent on future private development. Bachelder Field (Site H): Low/Middle cost. Birch Meadow Complex: Low cost. Drainage problems. Concern with water and sewer lines infield house area. walkers Brook Drive/Landfill: Middle/High cost. Bear Hill Nike: High cost. Pearl-Street School:- Low cost. Camp Curtis Guild: Low cost. Causeway Road/RMLD: Hard to access. Town Forest (East): Middle cost. 08/14/91 1 of 3 Jay Dumas inquired about using existing recreation lands and John Pacino stated that the Recreation Committee was very much opposed to losing playing fields or any recreational facilities. Memorial park was briefly discussed and rejected because of deed restrictions. The committee then discussed keeping or rejecting the above sites. A synopsis of the comments follows: Rt. 128/Stoneham Parcel (Site A): Rejected. Severe access problems, odd shape. Pinevale Conservation (Site B): Rejected. Access problems. Parcel broken up by wetlands into difficult shapes. Unlikely to be given up by Conservation Commission. Beverly Road Pumping Station (Site C): Accepted. Although site is small and' excess parking space awkward, the majority of the Committee thought the access was good and the lot shape adequate. Higgins/Birch Meadow (Site D): Rejected. Although the site might be useful when used in conjunction with the Birch Meadow complex site, it would not be a good standalone site because of awkward shape of upland (dry) areas. Oakland Road/High School (Site ERejected. Difficult topography. Haverhill Nike Site (Si.te' F) : Accepted. Good access and use for an underutilized large parcel. Dividence Road/School Property (Site G) : Rejected. Access problems contingent on future private development. Remote location. Bachelder Field (Site H): Accepted. Good access and shape, may conflict with cemetery plans. Birch Meadow Complex: Accepted. Central location, compliments existing facilities. (See Jay Dumas concerns below) Walkers Brook Drive/Landfill: Accepted. Excellent location. Would have to compliment future development plans. Bear Hill Nike: Rejected. Bad access, best used for residential development. Pearl Street School: Rejected. Bad Access, difficult demolition and small site with little area for overflow parking. Camp Curtis Guild: Accepted. Good access and size. Worth inquiring into availability from state. Causeway Road/RMLD: Rejected. Hard to access. 08/14/91 2 of 3 Town Forest (East): Rejected. Conflict with need for undeveloped space and current uses. Jay Dumas made the following comments about difficulties with the Birch Meadow area sites: ® The neighborhood is already saturated with activities and traffic and more facilities will only make the problem worse. ® The Birch Meadow Drive/John Carver Road merge is very dangerous. ® Cut through and local traffic on that road already exceeds 2000 cars per day. • The neighbors believe an ice rink would have a negative impact on their property values. • The complex is already packed with fields and facilities and some might be replaced if the rink was built. ® The Town has already spent money on drainage and runoff problems in the area and these could be worse with additional pavement and buildings. ® The Master Plan calls for a wider dispersal of recreational facilities and more at Birch Meadow would conflict with this. ® The neighbors do want an ice facility, just not at Birch Meadow. Next Meeting 08/21/91. Respectfully Submitted, _ Tom Stohlman 08/14/91 3 of 3 BIRCMNADOW NEIGHBORHOOD ASSOCUUON September 9, 1991 Dear Ice Arena Task Force Members: Since early spring, when your committee was formed to explore the feasibility of siting an ice arena in Reading, residents of the Birch Meadow Neighborhood have expressed serious concerns over the possible selection of our area for such a rink. Now that your deliberations draw to a close, we appeal to you once again to eliminate the Birch Meadow area as a site for the ice arena. The business plan for the arena clearly illustrates that it is to be a commercial enterprise serving a regional clientele. It is not to be a small-scale recreational facility for use only by Reading residents. Furthermore, hours of operation could be as extensive as sixteen to eighteen hours per day, for ten or more months per year. The placement of such a regional commercial arena in the Birch Meadow area concerns us for the following reasons: Safety Factors Any further traffic generated by an ice arena would jeopardize the safety of the many school children and adults who frequent the area. Mrafc Impact Phase H of the town-wide traffic study has pointed to the unique traffic problems in the Birch Meadow area. Any further traffic would only exacerbate an already dangerous situation. Drainage Control The town engineer, in addressing your August 14 meeting, pointed to the drainage problems an arena of any size could pose to this area. Both the high water table in the area and the essential protection of the headwaters of the Aber ona River must be considered. BIRcmvwADOw NEIGHBORHOOD ASSOCIATION Aesthetic Impact Preservation of what little open land remains at Birch Meadow must be our priority. The beauty of this park is a treasured asset for the entire town and must not be threatened. Neighborhood Quality of Life The tranquility of early morning as well as evening hours would be at risk given the arena's extensive operating time. Inevitable overflow parking would impact all surrounding streets. The clientele of the arena, being for the most part non-residents, may not treat our personal and town properties in a spirit of community pride and respect. Elimination of Essential Playing Fields Existing fields do not provide adequate space for Reading's many sports groups. Loss of even one field would be most difficult. Finally we must point out that Birch Meadow has reached a saturation point in terms of acceptable school/recreation development. Please note that Birch Meadow contains the following: • Elementary, Middle, and High Schools • YMCA (including day care) • REAP child care center • General School Administration and School Committee Cable TV Studio • Town Pool • Field House • Imagination Station • Tennis Courts (Lighted) • Basketball and Volleyball Courts • Track • Vita-Course • Numerous Playing Fields • Imagination Station Playground 2 BIRcHm EAD®W NEIGHBORHOOD ASSOCIATION In addition, current plans call for the expansion of the YMCA and the addition of a town wide Kindergarten Center at the high school. Bussing has been eliminated, meaning an increase in both pedestrian and vehicular traffic in the area. Throughout the summer weeks, our group has attended all task force meeting, endeavoring to point out neighborhood concerns. We will continue to do so in hopes that the best possible site be found for the arena. We appreciate your attention in reviewing this letter. We respectfully request that it be read aloud during your meeting. Thank you. Sincerely Yours, Birchmeadow Neighborhood Association 80 John Carver Road Reading, MA 01867 Teresa Moran Originals Sent to: Board of Selectman - School Committee - Conservation Committee - Mr. Jonathan Edwards, Town Planner - Mr. Peter Hechenbleikner, Town Manager - Community Planning and Development Committee 3 POTENTIAL SITES FOR ICE ARENA The eight sites outlined in Jonathan Edwards' package: Site A - The parcel between Rt. 128 and the Stoneham border Site B - The Pinevale Conservation parcel Site C - Beverly Road Water Department Pumping Station Site D - Higgins property off Birch Meadow Drive Site E - Oakland Road opposite the.High School Site F - Haverhill Nike Site Site G - Dividence Road former School Department site Site H - Bachelder Field off Franklin Street. The Birch Meadow High School Complex and Recreation Fields The Walkers Brook Drive former landfill site The Bear Hill Nike site The Pearl Street School site Camp Curtis Guild Causeway Road RMLD site Town Forest (East) S des t 4-e 4,76S F ce as 15~L(5 T2:u e l 0 • i--~ 0o 0 0 n•\ o S ~ ' ~ r: •~i ¢ 0 ~ QQ • ~ t _ ~ s a a©orJ ~ a • 1 a ~ 1'~"1(''A~ « . ..~(p79it t ~°~~w ~ '~M~• J q 1'{F'r L iNI" a ' Q 0 40 a ~ o t'c'12 Q ~ 1 00 ` ~ ~ . t;' .,.R7• '!~~~.•e~~r`~■r~•f"~'"i:an/i' i~s~~:'i': ~ A ~ ► ~ t ~ . {j~':. i 4 y~ • • , '~/yam 0 fff a v 1~ o q f • p O O 1. o ~ Q 44 r ~~~t• v ~J r' \~dv1-1~~ ~ t1~_..li,~ ~ ~''►~•Y%./'~t~. ~:a~°-'~114•''~i-~.:~~•':~';^}: • ' ~~l #i :&G►LEs,I-I1Ctt•?AO FEET or; u ~ iGO 3co 400 300 Ft6i:•: *OQ LA /a \ J1J1}} Q r rte N - P11.IE~lA - .o • ~o AN Co%ASeNa o A0 ~ , - NCO •~c--.• r PA- ~ OQ,v^_ j~ `CVO h; sr • '~1 S• • r to ~t err. f:t, V •Y'r~ lip ; V '~i C~• / iii- ( ~p,~ ~ A o®r ~ tl~- I i 1 r D I ► ~ \ ,,/'off 1 • ` tbi \ \ i , I cn i Ilk- X~ , 1 ' \ to ry,( i 1 Q , I f ri ~ ~ '}1 I Nuol Z~z 'Ilk 01 t.,i t•,•^ ~ QI drtA NJlYW foot fj - 61 t -77 Cti O 000 04 7 -Q _ \ \ \ \ (CRS o V~ I f , IV N4 4CIO H, ICD I ~ r ❑ J J~ I L fl O ~ ~ !j ~ ,r VV f Cal f WWI (ae r1 L.1 r _ ~01 ' r t r' ~ \ 1. n 1 e + LOOG oft 40 -.moo rd O'dus Pot, ) r it ~ L i GI r~~~~~1"' ~ r 11 "T-~_„V}•t ~h ~ $ ` F1 , r,:• ~ ll7 r. ~ r ~ t is ti 1 ~ r'' ~ r~ l1 'rte... f" c t 3.1 r 7777 4 ' r 1 i s or'e' as - 11 ~ ! ` , t ~ t • ' ~ ~ ' ~ o I" ♦ 'y N`+ -e ~Iv t •L i - p / a L- N t. v a. ~ ~ Ste- _ ` _1_-. (i~,.1 _ ~ o w 0 -~I W $t'' • ~ ~ 1 ~r 1 41 0,10 0 of , o o gz~l 1 "Jr _.41_. -G ZF ` a ftf , COGO. r _ o m x :o -o pm ' t i %03 J I ILI 1-1 r r to t i~ ' f 16 . 12 ~ , . ts. l:P 71- k_j "A14 -r r 131 . 7-- O ~ _ ~`t~ it U~ !tom . i raov i I / ° t) v J,,^64 it. I:. I • c; 0 r O elf, .,K'---T V, , / T r Ct M ~ 11 / m 113 1 car-, ' 1 i I-1 MEMORANDUM TO: MEMBERS OF THE ICE RINK FEASIBILITY TASK FORCE FROM: BRAD LATHAM' DATE: JUNE 21, 1991 SUBJECT: SITE SELECTION CRITERIA It would be logical to establish criteria for the purpose of evaluating the various sites available. I submit the following criteria for your consideration: 1. Size of Parcel: The useable area of a parcel is relevant. Obviously, if shared parking is available, the parcel size could be smaller. 2. Topographic/Wetland Restraints: The presence of wetland, ledge, sloping or adverse subsoil conditions need to be considered. 3. Proximity to Users: The proximity of a site to the principal users', such as the high school hockey team, is relevant. 4. access. Vehicular Access: There should be adequate vehicular 5. Utilities: There should be adequate utilities (water, sewer, electricity and gas) near the site. 6. Neighborhood Impact: The compatibility of the use with the surrounding area and the impact of that use on the neighborhood needs to be considered. In that regard, the availability of mitigative measures should be assessed. 7. Site Availability: A determination needs to be made that a site being considered does not have legal restraints on the use of the site for a skating rink. For example, there may be deed restrictions, such as conservation restrictions. 8. Most Value to the Town: A site may have greater value to the Town for some other uses or for eventual sale. For example, the Bear Hill site would have a greater value to the Tot.m for sale than for a skating rink. 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Week days 9/7 to 4/15 5 to 11 P.M. = 6 hrs. 30 hrs. weekly.x 30 weeks = 900 hrs. 900 hrs. x $140. _ $126,000 2. Weekends 6 A.M. to 11 P.M. 34 hrs. weekly x 30 weeks = 1020 hrs. 142,800 3. High School Hockey season 12/1 to 4/15 3-5'P.M: = 10 hrs. weekly x 14 wks = 19,600 4. 10 Vacation Days in Dec. & Feb. 8 A.M. - 3 P.M. = 7 hrs. x 10 days 9,800 5. 2 Holidays in Dec. & Feb. 8 A.M. to 3 P.M. = 7 hrs. x 2 days 1,960 6. Coke Machines 7. Games 8. Group Lessons 4,000 9. Hockey School - 2 wks, August 10,000 10. Interest Income - Prepayments 2,000 11. Public Skating 23,000 12. Pro-Shop 18,000 13. Snack Bar 15,000 14. Special Events 15. Stick/Puck ` 12,000 16. Vending 17. Miscellaneous 10,000 $394,160 SECOND YEAR 8/1 to 5/30 $130,500* 147,900* 20,300* 10,150* 2,030* 4,200 10,000 3,000 24,000 20,000 17,000 13,000 40,000 442,080 *Projected at $145. per hour COMMENTS REGARDING PROJECTED REVENUE As you well know, making future projections is not an exact science. Nevertheless, considerable thought has been given to the enclosed revenue and expense projections. You will note that the projections show operating years commencing August 1.- This date is particularly important to avoid having a completed ice arena laying idle for several months. In constructing the building, the target date should be August 1. This date would allow for a two week break-in period for equipment and personal before operating a hockey school on August 15. In ice arena circles there are considered to be 30 prime weeks where demand exceeds supply. An ice arena should have no problem renting ice time during this period which runs from the first week in September to April 15. In the revenue projections, items 1 through 5 cover this period. Let us review the following items: Line Item: Comments: 1. and 2. Youth Hockey, which commences in early September, would take a good part of this time. I understand Reading Youth Hockey alone has budgeted some $35,000 for ice time this year. Melrose, Lynnfield, North Reading, and Wakefield have indicated that they would also be interested in ice time. Mr. Gilmartin of Andover, who schedules ice time for teams from Biddeford, Maine to Cambridge, Massachusetts, told me he would be pleased to contract for a minimum of 500 hours on a five year basis with an escalation in price, assuming our terms were competitive. At this time he schedules more than 2500 games a year iii five ice arenas. 3. The high school hockey season lasts 13 weeks, not counting tournament time. If a team qualifies for tournament play, one could add an, additional 2 - 3 weeks. The projection use an average of 14 weeks. Reading High School and Friends of Reading Hockey will spend some $15,000 on ice time this year. It is interesting to note that Reading Youth Hockey and Reading High School will budget some $50,000 for ice time this year, which represents approximately 13% of the first year's projected revenue. CODiMENTS REGARDING PROJECTED REVENUE PAGE 2 Libe Item: Comments: 4. and 5. There is heavy demand for ice time during vacations and holidays. Christmas, New Year's, Washington's Birthday and Martin Luther King Day fall within this period of time. Washington's Birthday, however, is usually included in the February vacation week and it is my thought that the ice arena would-either be closed on Christmas, or perhaps, for Christmas festivities for Reading residents. 6. Watertown realized $7,776. from coke machines. 7. The Town of Wilmington allows their ice arena to maintain three games. Last year the arena realized $5,000 from this source. 8. Primarily figure skating. Watertown's figures.' 9. Watertown realizes $9,200 from this source. Seems low. Stoneham does much better in this regard. 10. Last year Wilmington realized more than $7,000 in interest on prepayments. They are already holding some $48,000 for next year. 11. Watertown's numbers. 12. Wilmington grosses $24,000. 13. Wilmington grosses $18,000. 14. Undoubtledly there would be some special events. On these occasions pro-shops and snack bars do well. 15. Watertown's numbers. 16. Vending may represent a conflict with the snack bar. 17. Miscellaneous. I believe the miscellaneous number is low. You will note that no revenue is projected after April 15. In addition, substantial ice time on week days between 8:00 a.m. and 5 p.m. would be available for rent. Please note the following sentences on the "Cimco" enclosure: "Now, with modern technology, the majority of ice rinks are operating on a year round basis. This makes sense because of the demand, and the simple matter of business economics." You will note that I have increased miscellaneous income to $40,000 on the second year projection. PROJECTED EXPENSES 1. Building Maintenance 2. Consulting 3. Custodial Supplies 4. Dues and Subscriptions 5. Electricity 6. Employee Benefits. - Full Time (-3 J 7. Gasoline and Propane 8. Ice Resurface Maintenance 9. Insurance 10. Interest 11. Office Equipment 12. Office Supplies 13. Police Details 14. Postage 15. Printing and Forms 16. Professional Fees 17. Pro-Shop Expense 18. Salaries - Full Timet._; 19. Salaries - Part Time 20.' Security 21. Snack Bar Expense 22. Snow Plowing 23. Telephone 24. Tools 25. Water and Sewer 26. Miscellaneous FIRST YEAR SECOND YEAR $5,000 25,000 4,000. 225 60,000 4,500 750 45,000 36,000 2,000 400 2,000 300 200 5,000 9,000 65,000 50,000 500 7,500 $15,000 4,500 250 70,000 7,000 900 .1, 000 45,000 27,000 2,000 500 2,000 400 300 5,000 10,000 70,000 55,000 500 8,000 1,500 500 20,000 10,000 $354,375 2,000 500 22,000 15,000 $363,850 COMMENTS REGARDING PROJECTED EXPENSES 20. 21. 22. 23. 24. 25. Comments: PAGE 2 Wilmington's numbers. Assumes 50% snack bar expense. Perhaps the Town of Reading will provide snow plowing. Estimate. Watertown's number Estimate. Will also depend to some extent on months of operation. 'G'Y'DTi'tJC Fi' C COMMENTS REGARDING PROJECTED EXPENSES Line Item: Comments: 1. The cost of building maintenance should be relatively low the first two years without capital improvements. Watertown budgeted $11,500 with an old building. 2. Reading would need help on scheduling prior to August lst. It is hard to estimate the cost of consulting. This would be more or less. 3. and 4. Watertown's numbers. 5. Electricity expense will depend to a considerable extent on the number of months of operation. More expensive in Summer. Watertown budgeted $53,000. 6.. Assumes the ice arena would pay 50% of medical expenses in addition to unemployment insurance and workmen's compensation for full time employees. 7. and 8. Watertown's numbers. 9. Wilmington's insurance expenses approximate $34,000. Watertown, self-insured. It may be possible to purchase insurance under the Town of Reading blanket policy at reduced costs. In that event, the arena would reimburse the Town for this expense. 10. Assumes an initial debt of $400,000 with a pay-down of $100,000 annually from pledges and possibly a percentage of profits. An interest rate of 9% is assumed and this should be possible with a collateralized loan. 11. and 12. Watertown's numbers. 13. When Wilmington contracts responsibility of the use: detail with a result that this item. Watertown, on for police details due to policy. for ice time it becomes the r to provide for police they have no expense for the other hand, paid $4,700 a difference in contracting 14. and 15. Watertown's numbers. 16. Accounting and legal. 17. Assumes 50% expense costs. 18. Two full time employees. Managers compensation first year $40,000 - $42,000. Watertown projected $68,000 but that includes workmen's compensation and unemployment insurance. 19. Watertown projected $50,000. ICE RINKS TODAY ARE.BIG BUSINESS The advance in recreation will make them an even more wanted facility. It used to be that a normal ice skating season ran from Of, lst to April 15th, or approximately 6 months. Now, with modern tech- nology, the majority of ice rinks are operating on a year round basis. This makes sense because of the demand, and the simple matter of business economics.- Year round operation is possible because of hock- ey and summer figure skating schools as well as recreational skating. Both are increasing in popular- ity and contribute to the overall income of the opera- tion. This trend which has reached atremendous accep- tance is obviously advantageous from the financial point of view. However, experience has shown that when a rink is intended for year round operation, it is advisable that this be taken into consideration from the very beginning; before the construction is started, before the mechanical requirements of the system are decided upon. This booklet is not intended to tell you how to build an arena, or how to install all of the equipment that will make and maintain the ice. Its purpose is to inform, point out some of the pitfalls, why they occur, and how they can be avoided. Most people who see the inside of an ice-arena for the first time are impressed by the glistening ice, the cool air, the quietness as figure skaters glide across this magical surface or the sound of a hockey puck slapping against dasher boards. A person can be- come intrigued with these sports and then, if one is a business man, his thoughts turn to how such an operation can be made into a profitable enterprise. At this point . we say STOM There are many facets to a profitable operation and we will deal with some of those questions later in this booklet. Here we will speak about the 1"-11/1' of ice of the rink surface the money-maker without which there would be no income no income-no profit. NOW ABOUT THAT 11/2" OF ICE!! We have said that most rinks today are built with year-round operation in mind. Whether or not they achieve this objective the first year is incidental. The important thing is that if a rink owner intends that his operation is to be a year-round operation this year, next year or 3 years from now... this intention must be faced up to while the arena is still in the planning stage. Why do we stress this point so much and why do we consider it of paramount importance? . The answer is that experience on over 1500 rink installations has taught us, that to switch to a year- round operation with an ice surface that was de- signed for only a six month operation can lead to disastrous results. In the past, some rinks that were designed for six months' operation were adequately installed. When switched to a constant twelve month operation, the owner was surprised and saddened to suddenly be- come aware that his ice surface was developing some strange cracks, caused by hills and valleys. His level ice surface had turned into a nonusable, uneven, useless sheet of ice. What caused this? In an artificial ice rink, the brine or refrigerant in the pipes under the ice is usually held at 18° F to 20° F. Without any particular preparation, the ground immediately under the ice'surface began to freeze. Dependingon the subsoil condition the freez- ing would reach various depths. However, after the six month operation had finished and the system was shut down the frost slowly came out of the ground and there were no real problems. However, when the season became a twelve month operation this thawing of the ground under the surface never took place. In fact, the effect of the constant cold drove the freezing action deeper and deeper into the ground beneath the ice surface. When water is fro- zen, the resulting ice takes'up more space than the original water and this results in an expansion of the surface under the ice. The extra space required for the larger mass must go somewhere . and it does UP. This is what causes the ice to heave. Other unfortunate results from this action are a lat- eral expansion as well, and this can damage footings and thereby endanger the stability of the entire arena structure. If a surface has heaved the remedy is costly in terms of lost revenue and re-construction. Correct planning and construction will ensure that ice heaving does not occur. Let us go on to examine some of the various types of floor construction the following points will be touched upon L;' M ® Over 2500 Ice Rinks installed in North America E_.__E3 3 TYLE13. & ]REYNOLDS PROFESSIONAL CORPORATION COUNSELLORS AT LAW ONE BOSTON PLACE BOSTON, MASSACHUSETTS 02108 TELEPHONE 617-523-6550 TELECOPIER 617-523-2157 September 6, 1991 Mr. George V. Hines, Chairman Ad Hoc Ice Rink Feasibility Task Force 35 Grand Street Reading, MA 01867 Re: Legal Issues Relating to Ice Skating Rink Dear Mr. Hines: You have asked me to put in writing for the Ad Hoc Ice Rink Feasibility Task Force some of the comments I made at the Task Force's August 7, 1991 meeting relating to legal issues involved in the gift of an ice skating rink to the Town of Reading by Nelson S. Burbank. As I understand the current proposal, Mr. Burbank would create a non.-profit organization headed by a Board of Directors, which organization would construct an ice skating rink costing approximately $1,000,000.00 on land owned by the Town and leased to the organization. The lease would be a long term lease, the term of which is as yet uncertain, for rent of $1.00 per year. The only other responsibility of the Town would lie to provide utility hook-ups to the ice skating rink and provide liability insurance coverage under the Town's insurance program, although it is presumed that the non-profit organization would also maintain some insurance on the building, and might also have liability insurance. Once the ice skating rink was functioning, all utilities and other costs of maintaining the property would be funded by the organization, presumably from revenues raised from users of the rink. The rink would be available to the public at large and also would be rented out to Reading and non- Reading schools and other organizations. In the event additional funds were needed to build and operate the ice skating rink, these would be secured by other assets of Mr. Burbank, and at no time would any mortgage be placed upon the ice skating rink or the land leased to the organization by the Town.' Some of the issues which we discussed on August 7th were: (1) That the Town may accept the gift of the $1,000,000.00 ice skating rink. (2) That the Town can enter into a long-term lease of land. However, the length of the lease is subject to negotia- TYLER 6e REYNOLDS -ar ESSfONAL CO-o--ON September 6, 1991 Page 2 tion and may be subject to certain statutory limitations, depend- ing upon whether it is land under the care, custody and control of the School Department, and if so, whether it is in active use for school purposes. (3) That since the Town could be liable under certain circumstances for the tortious acts of its servants and tenants, the Town should maintain liability insurance on the ice skating rink. (4) Other issues relating to the control of the ice skating rink and any financial impact it may have upon the Town. With regard to the other issues, I understand it is planned that control of the ice skating rink would be with the Board of Directors of the organization. However, that control-can be limited by the terms of the lease entered into with the Town. For example, the lease could specify minimum and/or maximum hours of operation, requirements relating to use, lighting, parking, building design and costs of construction, and other matters of interest to the Town. Alternatively, rather than specifying all issues in the lease during the planning process, those issues could be subject under the lease to review and approval by a Town board such as the Selectmen. Indeed, anything is negotiable and can be written into the lease. Once something is made a part of the lease, it can only be amended by a written amendment to the lease. With regard to control, a question was raised as to whether there will be any conflict of interest if municipal officers or employees served on the Board of Directors of the organization. That is difficult to answer in the abstract without knowing exactly what the Board members will do and whether they would participate or have a financial interest, directly or indirectly in any contracts made between the Town and the organization. It would appear, however, that there are potential conflict of interest problems and that is an issue which has to be more fully addressed as the project develops. Finally, there was much discussion on August 7th relating to any financial impact upon the Town should the organization go bankrupt or default upon any mortgages taken out to fund the rink. As a general principle, any structure built upon land leased by the Town would attach to the land and upon termination of the lease would become the Town's property. Termination could be at the end of the term of the lease or on default by the organization. Alternatively, the lease could provide that title to the building pass to the Town immediately upon construction or at some point during the lease term. In any event, so long as no mortgage is allowed to be placed upon the building or the Town's land, the Town would always acquire the ice skating rink free and T f TYLER ex REYNOLDS I PRO~CSSIONAI CORPORATION September 6, 1991 Page 3 clear of any encumbrances. Therefore, I am unable to conceive of any financial impact upon the Town upon a default by the organi- zation other than the cost of "warehousing" the ice skating rink if it reverted to the Town and the Town did not wish to operate it as a skating rink. Alternatively, there would be a cost to the Town to demolish the ice skating rink if it wished to return the land to its vacant state. Based on this view, it appears irrelevant for the Town to be concerned as to whether the ice skating rink.can be self-sufficient and cover all of its costs, except to the extent that the Town does not wish to see Mr. Burbank or the non-profit organization suffer any loss. I hope this answers the questions you and the Task Force have. I will be happy to respond to further issues as they develop in this matter. If you have any questions with regard to anything set forth in this letter, please do not hesitate to contact me at any time. Very truly ours, H Theodore Cohen HTC/cf cc: O. Bradley Latham, Esquire tiffi COMMONWEALTH OF MASSACfi-...z,TTS Michael Joseph Connolly, Secretary Middlesex, ss. To either of the Constables of the Town of Reading. GREETING: In the name of the Commonwealth you are hereby required to notify and warn the inhabitants of said town who are qualified to vote in Primaries to vote at Precinct 1. J. Warren Killam School Precinct 2. J. Warren Killam School Precinct 3. Joshua Eaton School Precinct 4. Joshua Eaton School Precinct 5. Alice M. Barrows School Precinct 6. Alice M. Barrows School Precinct 7. Birch Meadow School Precinct 8. Birch Meadow School on TUESDAY, the 10th of MARCH 1992 7:00 a.m. to 8:00 p.m. for the following purpose: To cast their votes to the Primary Officers `for the election of candidates of political parties for the following office: PRESIDENTIAL PREFERENCE. DISTRICT MEMBERS OF STATE COMMITTEE (one man and one woman) for each Political Party for the First Essex and Middlesex District. DISTRICT MEMBERS OF STATE COMMITTEE (one man and one woman) for each Political Party for the Third Middlesex District. 35 Members of the Democratic Town Committee 35 Members of the Republican Town Committee 10 Members of the Independent Voters Party Town Committee Hereof fail not and make return of this warrant with your doings thereon at the time and place of said meeting. Given under our hands this 18th day of February, 1992. A°1TRUECOPY. ti` 1 r MEAK ally M. yt, Constable Eugen R~N%igro, Daniel A. Ensmifiier. Vice `George V. Hines SELECTMEN OF READING 1992 Mon ay