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HomeMy WebLinkAbout1992-04-27 Special Town Meeting Warrant Report7J TABLE OF CONTENTS WARRANT - Special Town Meeting April 27, 1992 Article Title 1 Budget Transfers 2 Accepting Early Retirement Bill 3 Amend Cap. Improv. Program 4 Chapter 90 Appropriations 5 Ice Rink - Lease Authorization 6 Nike Base Access Road - Gift Acceptance 7 South Street Home Rule Petition K1144 p) � I all #11 Board of Selectmen Board of Selectmen Board of Selectmen Board of Selectmen Board of Selectmen Board of Selectmen Board of Selectmen Ice Rink Siting Advisory Committee Draft Report February, 1992 1 4 5 5 6 7 7 ARTICLES AND RECOMMENDATIONS FOR THE SPECIAL TOWN MEETING Town of Reading COMMONWEALTH OF MASSACHUSETTS April 27, 1992 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 Monday, April 27, 1992, 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 I To see if the Town will vote to amend one or more of the votes taken under Article.9 of the Warrant of the Annual Town Meeting of April 8, 1991, and as ratified under Article 4 of the Warrant of the Special Town Meeting of June 18, 1991 relating to the Fiscal Year 1992 Municipal Budget, and as further modified by the vote taken under Article 10 of the September 26, 1991 Spe- cial Town Meeting, and to see what sum the Town will raise by borrowing, or transfer from available funds, or otherwise and ap- propriate as the result of any such amended votes for the opera- tion of the Town and its government for FY1992, or take any other action with respect thereto. Board of Selectmen Background Budget Transfers - Following-is a list of budget lines from which transfers may be made, and to which transfers are re- quired. In general, the reason why surplus materials are available include: Delayed hiring of the Appraisers position in the Assessors Division--line 18. Reimbursement for providing assistance in zoning enforcement to Stoneham--line 12. Employees on workers compensation for a part of the year--lines 79 and 89. Less snow and ice than anticipated--line 101. Not filling the position of Public Health Nurse--line 45. The need to transfer monies from the Health Personal Services Account for substance abuse stipends to the expense part of the Health Division--line 45. Less unemployment than anticipated--line 117. 1 Article.1 (continued) Appropriations of donations for school bussing and Save Our Band into the School Depart- ment budget. The areas where funds need to be transferred to include: Selectmen Expenses far greater than an- ticipated for advertising for public hearings--line 29. General Services Expenses because the cost of installation of the new phone system were greater than anticipated, although the operating expenses are within anticipated expenses--line 44. The need to hire a consultant to establish the in-house program for personal property assessments--line 20. Sick leave buyback for retirement in the Finance Department--line 27. A large number of labor issues including four ongoing arbitrations and one major civil service case require Labor Counsel--line 33. The printer for the elections tabulating sys- tem has broken down and needs to be replaced--line 40. A vacancy in one position in Building Main- tenance requires that to be filled on an overtime basis for the rest of this fis- cal year--line 72. Police sick leave buyback of one employee who has transferred to another department- - line 60. Building Inspection Personal Services with regard to provision of services to North Reading, required a slight increase in hours in Reading--line 10. School Save Our Band donation of $12,000 needs to be appropriated--line 101. Donations for voluntary school bussing operated through the School Department requires their appropriation--line 109. Continuation of curbside recycling on a bi- weekly basis for the remainder of this fiscal year (May and June) requires a transfer. The total cost of this is about $19,00.0, but there have been some savings in tipping costs. --line 87. Equipment Maintenance Personal Service because of an employee out on workers comp, re- quiring overtime and out of classifica- tion pay--line 95. 2 Article 1 (continued) Equipment Maintenance Expenses--there were two major repairs of loaders this year--line 96. Health Expenses related.to a transfer from the salaries to expenses for substance abuse stipend--line 46. Elder Services Personal Services monies that were transferred out last fall were based on a maternity leave for longer than the maternity leave lasted--line 47. Veterans Aid has exceeded budget because of demand--line 50. Debt Service required for interest on settled tax appeal cases--line 114. Medicare and Social Security was underes- timated because at the beginning of the fiscal year it is impossible to tell how many people will be on medicare and so- cial security during the coming year- - line 119. The following charts outline the total transfers that are known at this time. BUDGET ACCT LINE # BUDGET DESCRIPTION F-110911RIP 18 031 ASSESSORS-PERS.SERV. $5,700 12 062 COMM.DEV.GEN.DEP'T-PERS.EXP. $1,000 77 301 DPW ADMINISTRATION-PERS.SERV. $2,700 79 303 DPW HWY.14AINT.-PERS.SERV. $22,100 89 313 DPW PARK/FOR.-PERS.SERV. $31,500 101 321 SNOW/ICE CONTROL $18,400 45 511 HEALTH-PERS.SERV. $4,500 45 511 HEALTH-PERS.SERV. $1,000 117 815 UNEMPLOYMENT $37,300 APPROP. SCHOOL BUS DONAT. $33,695 APPROP. SAVE OUR BAND DONAT. $12,000 TOTAL $169,895 3 Article 1 (continued) TO: BUDGET ACCT LINE # BUDGET DESCRIPTION AMOUNT 29 011 SELECTMEN -NON PERS.EXP. $620 44 015 GEN.SERV. -NON PERS.EXP $10,000 20 031 ASSESSORS -NON PERS.EXP $1,000 27 035 FINANCE- PERS.EXP. $3,750 33 041 LAW -LABOR COUNSEL $12,000 40 052 ELECT. /REG. -NON PERS.EXP. $8,000 72 080 BUILD.MAINT.- PERS.SERV. $17,070 60 111 POLICE- PERS.SERV. $4,352 10 141 BLD.INSP.- PERS.SERV. $800 109 200 SCHOOL -BAND SALARY $12,000 109 203 SCHOOL - TRANSPORTATION $33,695 87 312 WASTE COLL. /DISP.- RECYCLING $6,200 95 315 EQUIP.MAINT.- PERS.SERV. $13,225 96 315 EQUIP.MAINT. -NON PERS.EXP. $19,600 46 511 HEALTH -NON PERS.EXP. $1,000 47 541 ELDER SERV.- PERS.SERV. $2,035 50 522 VETERANS AID $9,400 114 710 DEBT SERVICE $148 119 819 MEDICARE /SOC.SEC. $15,000 :• Bylaw Committee Report No Report Finance Committee Report Recommend 6 -0 -0 ARTICLE 2 To see if the Town will vote to accept one (1) or more of the relevant sections of the law to be adopted by the General Court providing a local option early retirement program for municipal employees and /or teachers, or take any other action with respect thereto. Board of Selectmen Background Accepting Early Retirement Bill - The Town has been advocat- ing for an early retirement bill for municipal employees. A bill is currently pending before the legislature, and this article would allow Town Meeting to take action if a bill is passed by the time of the Special Town Meeting on April 27. If no bill is passed by the legislature by April 27, then it is intended that this article will be indefinitely postponed. (continued) 4 Article 2 (continued) Bylaw Committee Report Does NOT Recommend 4-0-0 The Bylaw Committee does not feel that, as of this vote (April 8) , there is sufficient time to make a considered recommendation since the legislation has not yet been enacted. Finance Committee Report No Report 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 Background Amend Capital Improvement Program - This article appears as a standard article, and is available should there need to be any amendments to the Capital Improvement Program related to any articles on the Special Town Meeting Warrant. Since there are no known amendments, it is expected that this ar- ticle will be tabled. Bylaw Committee Report No Report Finance Committee Report No Report ARTICLE 4 To see what sum the Town will raise by borrowing or transfer from available funds, or otherwise, and appropriate for the purpose of highway projects in accordance with Chapter 90, M.G.L. Board of Selectmen Background Chapter 90 Appropriations - At the 1991 Annual Town Meeting, monies were appropriated from Chapter 90 State Aid to high- way funds to improve Haverhill Street. Chapter 90 has a number of different sections. The monies that were ap- propriated by Town Meeting in April were appropriated from the wrong Chapter 90 sections. In order for the reimburse- ment to be allocated to the proper account, a new motion for Haverhill Street will be required. The work has been com- pleted and some of the reimbursement has been received. Bylaw Committee Report No Report Finance Committee Report No Report 5 ARTICLE 5 To see if the Town will vote to authorize the Board of Selectmen to accept a gift from Nelson S. Burbank whereby an ice skating rink worth approximately $1,800,000.00 will be built upon a portion of the land owned by the Town shown as Lot 1 on Reading Assessors' Plat 171 and Lots 1 and 2 on Read- ing Assessors' Plat 170, and commonly known as the Haverhill Street Nike Base, pursuant to a lease to be entered into between the Board of Selectmen and the non-profit corporation to be or- ganized by Mr. Burbank for such purpose; and to authorize the Board of Selectmen to enter into a lease of the aforesaid land to such non-profit organization for such purpose upon such terms and conditions as the Selectmen shall deem appropriate, including, but not limited to: a term of not less than ten (10) years with one or more five (5) or ten (10) year extension options; the pay- ment of nominal rent to the Town until such time as all construc- tion debt has been retired; no construction costs to accrue to the Town; no encumbrances to be made on Town property; the design of the ice skating rink and parking facilities to be subject to site plan review by the Community Planning and Development Com- mission and to such other permitting provisions, including, but not limited to Conservation Commission approvals, as required by applicable provisions of bylaw and law; and further providing for such hours of operation, benefits to Town residents, noise and traffic controls, and such other matters as may be determined by the Board of Selectmen to be in the best interest of the Town, together with the grant of rights in the access way from Haverhill Street to the leased property subject to the rights of all others legally entitled thereto, and to authorize the Board of Selectmen to do all other acts and things necessary or proper for carrying out the purpose of this vote, or take any other ac- tion with respect thereto. Board of Selectmen Background Ice Rink - Lease Authorization - The attached material con- sisting of the Site Committee's report and attachments is the background on this article. A full presentation will be made to the Town Meeting. Action on this article requires a simple majority of Town Meeting. Bylaw Committee Report No Report Finance Committee Report Action Pending Land Bank Committee Report Does NOT Recommend 3-0-0 The Land Bank Committee, at their meeting on April 7, voted unanimously NOT to recommend that the Selectmen be authorized to lease, which amounts to a donation, any land in Reading to a potential non-profit organization which will operate as a quasi - commercial venture, with the purpose of running an ice skating rink. In the opinion of the Com- mittee members, and in our discussions with citizens of various categories in the Town, we get the same reaction, "Town land should be kept for use by all citizens, and should not be donated, or leased, to what appears to be a quasi- commercial venture that affects favorably a relatively small segment of Reading residents, and would affect nega- tively strongly other segments." M ARTICLE 6 To see if the Town will vote to accept the gift from A. Lawrence Doiron of all of his right, title and interest in and to the following described land which serves as the access way to what is known as the Haverhill Street Nike Base, or take any other action with respect thereto: That certain area of land situated on the EASTERLY side of Haverhill Street in Reading, Middlesex County, MA, and being shown as "Roadway to Reading Rifle and Re- volver Club" on a plan entitled "Plan of Land Located in Reading, Mass. owned by Charles I. Nesmith; 1949 Scale 1 in. = 40 ft.; F.C. Emmons, Jr., Surveyor" recorded at Middlesex South District Registry of Deeds in Book 7591, Page 318, and on a plan entitled "Subdivision of Land in Reading, Mass. owned by Charles I. Nesmith; January, 1954, Scale: 1 in. = 50 ft. E.R. Watson Surveyor, Read- ing, Mass." recorded at the Middlesex South District Registry of Deeds as Plan No. 57 of 1954. Said land is also shown as being situated SOUTHERLY of Lot 7 and NORTHERLY of Lot 6 on Reading Assessors' Map 167. Board of Selectmen Background Nike Base Access Road - Gift Acceptance - One of the ques- tions that has existed for a number of years with regard to the Nike Base is the viability of the access from Haverhill Street. In the report. under Article 5, you will see infor- mation from Town Counsel with regard to this access. The Town has received a deed from A. Lawrence Doiron, who is the sole surviving heir of the original owner of the land that is currently the Nike Base. This deed would convey any rights that he has to that right-of-way and would help to further secure title. Whether or not the Nike Base is used for an ice rink, this title should be secured and the gift accepted by Town Meeting. Bylaw Committee Report No Report Finance Committee Report No Report Land Bank Committee Report Recommend 3-0-0, subject to legal clearance of title of individual ownership by the grantor. ARTICLE 7 To see if the Town will vote to file a petition and/or approve the filing of a petition to the General Court and/or to the appropriate State department or agency to allow the Town to make improvements to South Street from Main Street to Walnut Street at less than the State mandated pavement width and width of right-of-way using so-called Chapter 90 funds, or take any other action with respect thereto. Board of Selectmen As a Courtesy and Without Prejudice (continued) VA Article 7 (continued) Background South Street - Home Rule Petition - The Town has been work- ing with residents of South Street to develop a plan for im- provement to South Street from Main Street to Walnut Street. This street was designated as a Scenic Road by Town Meeting last fall. The abutters to South Street would like to have the street reconstructed within its current footprint. The current width of the roadway varies from 16 feet to 19 feet. The State standard for roadway reconstruction is 20 feet. The latest plans developed by the Town call for a 20 -foot roadway that would leave all stone walls in place and would require the removal of one tree. This article is placed on the warrant as a courtesy to South Street residents and without prejudice. If approved, it would petition the State legislature and /or State agencies to allow this roadway to be constructed at a width less than State and Federal design standards. The Town's concern is for liability if the roadway is constructed to less than ac- cepted standards for width. The residents' concern is for the impact on the scenic road and speed of traffic if the project is constructed at a 20 -foot width. Bylaw Committee Report No Report Finance Committee Report No Report CPDC Report Recommend Concept 4 -0 -0 The Community Planning and Development Commission recommends to Town Meeting the concept contained in Article 7 for the following reasons: Sometimes, the requirements to maintain the integrity of the �\ characteristics of a scenic road may be at odds with generally accepted design standards for road maintenance. Additionally, funding requirements from Chapter 90 and other sources usually hinge on adherence to the same generally ac- cepted design standards. This article creates an option for the Town to consider certain scenic aspects of South Street during the Public Hearing process for road work planned by the Department of Public Works. This article does not force the Town to do road work outside generally accepted design standards, but rather gives the Town the flexibility to balance the visual aspects of a scenic road with legitimate Public safety concerns. 8 and you are directed to serve this Warrant by posting an at- tested copy thereof in at. least three (3) public places in each precinct of the Town not less than fourteen (14) days prior to April 27, 1992, 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 Meeting Member at least fourteen (14) days prior to the time of holding 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 31st day of rch, 1992. Eu0ne R. Nigro, Chairman 19a7"r, JIK17 Daniel A. Ensminger, �Vie Chairman 7- /t cre .Sally Hoyt S ary Willard J. Burdit George V. Hines SELECTMEN OF READING A TRUE COPY. ATTEST: Catherine A. Quimby Town Clerk Signature of Constable: 9 Ice Rink .» . « g Advisory C y .: » \e . Draft R e p o \\ February, 29 9 2 �, { � 1 `C� �`r 1.0 Introduction 1.1 BACKGROUND The Town of Reading has been presented with an opportunity to es- tablish a new recreational facility. In response to a generous offer by a Reading citizen to contribute a minimum of $1.0 mil- lion toward the construction of an ice skating rink and facilitate the funding of additional costs toward construction, the Board of Selectmen appointed the Ice Rink Feasibility Task Force to study the proposal. Upon approval of the report from the Feasibility Task Force that the project was feasible, the Selectmen next appointed the Ice Rink Siting Advisory Committee to evaluate potential sites for the facility and report their recommendation to the Board. The charge to the committee is in- cluded in the Appendix to this report. 1.2 SITING EVALUATION PROCESS- As an ad hoc working committee, the Ice Rink Siting Advisory Com- mittee (IRSAC) conducted the task of examining appropriate sites for an ice skating facility by holding regular meetings to dis- cuss and evaluate information which the members and Town staff assembled. Since we were attempting to finish the task of site evaluation in a relatively brief period and honor the direction to not expend extraordinary effort of Town staff time, our meet- ings were limited to discussion of acquired data and interviews with staff and guests who were gracious enough to attend and share their areas of expertise or concern. Although the Com- mittee meetings were regularly attended by members of the public and the meetings were posted and conducted as open public meet- ings, public hearings were not held. The Selectmen may choose to conduct public hearings on the IRSAC Draft Report. We discussed and evaluated data based on the various areas of knowledge we represented. The Committee members brought knowledge of public policy, planning, conservation, real estate and development, en- gineering, business and finance and rink management to bear on the task assigned. In very broad terms, the process tory of sites, screening the criteria, accumulating data on the data received against a mo:t and determining a consensus on t] 1.3 DESCRIPTION OF THE PROJECT involved; identifying an inven- sites through a broad set of the remaining sites, evaluating -e comprehensive set of criteria ie most appropriate site(s). The proposed ice skating facility concept consists of a building of approximately 1401 x 2501 which would house the rink, ancil- lary facilities and seating for a spectator capacity of 800 - 1000. The site would also have to contain or have access to adequate parking. 2.0 INVENTORY OF SITES The Committee screened eighteen publicly owned sites and eight privately owned sites. The sites which were dropped as a'; result of the rough screening are listed in Table 1 along with a major reason(s) for the site being dropped. Table 1. Publicly Owned Sites Evaluated and Screened Out Site Reason (s) for being ' dropped Walkers Brook Drive Landfill Currently under purchase and sale agreement for more valuable use Beverly Rd. Water Dept. Site Too close to Town water supply Dividence Rd. School Site Poor access through secondary residential streets Bear Hill Nike Site Topography creates extreme site preparation costs and the site is being conserved for residential development Birch Meadow Higgins Prop. Configuration of dry upland does not yield large enough parcel Walkers Brook Drive Insufficient upland (next to Texaco) Oakland Rd. School Prop. Topography creates extreme site ( 1{ (across from High School) preparation costs and would not have adequate buffer 'to'< abutting residential property Camp Curtis Guild Not Town owned and the National Guard has advised that it is` un- likely `to be available sooner than five years Rt 128 /Stoneham Line Not Town owned and no Reading access Pinevale Conservation Very poor access through secondary residential`' streets Pearl Street School Located in residential neighborhood with limited opportunity for ade- quate buffer or `traffic mitigation RMLD Causeway Road Usable portion of site is too small and sole access via' residential street RMLD West Street Usable dry upland too small for proposed use ! 2 The privately owned sites are listed in Table 2 along with reason(s) for their.being either dropped or unavailable. Most of the privately owned sites were investigated via mail inquiry to the owner of their interest in donating their land for use in the development of the skating facility. Mixed results were achieved in getting responses and the status of some remain in- clusive but the effort has failed to yield a promising oppor- tunity. Table 2. Privately Owned Sites Examined Site Reason Magazzu Property owner's property too small for pro- (Main St. next to Erics) posed use Austin Prep Discussion was positive but it was felt by the proponent that it would be difficult to establish identity as a Reading rink and access is limited Ballantone Property (Main Street) Smith Oil Property (Main Street) Belmont Arms Condo Trust (Main Street) Lester Property (North Main Street) Dubitsky Property (Salem Street) 3.0 SELECTION CRITERIA Owners declined in writing Owner's response pending as of 1/28/92 No response from owner No response from owner Unable to reach owner The Committee considered many factors in evaluating all the sites. In conducting the rough initial screening the criteria listed in Table 3 were used and applied on an unweighted basis. However it is hopefully clear that certain of the criteria in Table 2 became more significant because of the particular charac- teristics of the site and its surroundings. Table 3 1. Size of Parcel 2. - Topographic/Wetland Characteristics 3. Accessibility 4. Availability of Utilities 5. Neighborhood Impacts 6. Availability of Site 3 7. Potential Value for Other Uses In assessing the remaining sites many of the same criteria were used, expanded, refined and applied to both on-site and off-site impacts. Table 4 lists those expanded criteria. Table 4 On Site Characteristics Off Site Size of Parcel Availability of Utilities Topographic/Wetland Restrictions Accessibility Accessibility Neighborhood Impacts - Traffic Availability - Noise Utilities - Property Values Other Potential Uses - Visual Impacts Subsurface Conditions - Need for Mitigation Current Use Spin-Off Benefits/Advantages The criteria were applied objectively by the Committee after re- search evaluation and discussion. The decision`_, resulting from our evaluation was reached by consensus within the individual judgment of each member's area of expertise. The outcome of the above process was further validated by applying numerical ratings to the various sites and criteria. The results are summarized on Table 5. The most favorable sites warranting the more in-depth evaluation as determined by the Committee were the Batchelder Field site, the Birch Meadow Field House area and the Haverhill Street Nike Site. The evaluation of these sites will be explained in detail in the following sections. Table 5 (See Page 4A) 4.0 BATCHELDER FIELD Batchelder Field is a large open tract of land of approximately 37 acres located off Franklin Street between Main and Haverhill Streets. It is primarily wetlands except for an upland section which fronts on Franklin Street. The history of'the parcel use has been one of primarily passive recreation. It has a horse ring which in the past hosted significant riding activity but that activity has diminished substantially over the years. 4.1. Topographic/Wetland Characteristics The upland portion of the site is a narrow finger of land sur- rounded by a residential area and wetlands. The upland area is level and flat. Considering the amount of site which would be 4 Ioe R1nk Siting Advisory CosMittee February 4. 1982 cd StRgs kRY CT S E EiTALWATIQN Potem-zLal Ice Rink site ReadLng. HassacYusetts Sisrh 6achelder ��J Lana west Hemver?y Road MON walkers R rock. Drive, tamp Curtis Amtin °--p Nike, Haverhill Xea3�a F:eid. of ia-'milI Guild street Field Hrn�se Ft;nkl:in west Street Pup S'--at icII criteria liL'ea Street. On Site Size of Parcel - ? ? 3 1 2 Rt- pcgraghiet vetIands 3 1 5 restrIction5 Accessibility � 3 4 3 2 2 1 3 Availability 1 1 ? 3 4 2 5 3 3 1 4 �' S 5 l 2 ttilities S A S g 5 3 3 other potential uses subs-_rface conditions 1 3 1 Deve'_apment cost 1 2 Lurreat use 1 Off Availability of l l 1 l 3 1 1 site utilities ty 2 8 3 3 2 2 2 1 1 3 3 5 2 3 3 es a 3 4 3 3 2 2 2 d impact: - traffic 2 3 4 3 2 - noise rW22 1 2 4 3 3 perty +slu es 2 2 3 3 2 visual impact 1 2 3 3 - 3 2 ar micigatSon 2 3 4 3 of alitigation 2 3 3 3 3 3 Z 3 TOE, 31_6{1 43.00 57.00 39.40 63.00 99_40 #4.00 RANK 1 2 3 37JA Deleted Deleted w pot". 1} The rating system used is I best. 3 average, and 3 marst. 21 WIA indicates trar the site is not available. if thLs status oranges. be ranking can be updated, Ioe R1nk Siting Advisory CosMittee February 4. 1982 cd ti covered by the development of the facility and the close proximity of the wetlands, the most severe wetlands impacts and restraints would occur on this site as compared to the two other major sites. 4.2 Neighborhood Impacts The Batchelder Field site use would also cause major impacts to the area. The close proximity of homes and the configuration of the buildable area limit the opportunity for significant buffer. Noise was considered in the potential impacts on all the poten- tial neighboring areas but visits to existing rinks demonstrated that building noise is a factor which can be mitigated by design and should not be a factor. The proximity of residential uses and the visual impacts of a facility would have the most impact on property values of three of the major sites creating what the real estate /assessing professionals described as external ob- solescence. (External obsolescence is the result of an 'external feature depressing the value of a property.) 4.3 Traffic Under the proposed routine uses of the rink the levels of vehicle trips would be limited. Exact trip totals are undetermined but a typical rental involves two youth hockey teams of 15` -18 players each, the coaches, and parents who attend. The major 'traffic im- pact is the event- related traffic which for a rink, with a capacity of 800 - 1000 would generate 300 - 400 cars for capacity events. While these events are limited under the proposed g by these operating scenario of the rink the traffic generated events will have to be managed. The road which would provide the primary access to this site is Franklin Street. Franklin Street is a narrow roadway with an average pavement width under 24 feet. While recently reconstructed, Franklin Street only has sidewalks partially on one side and may be inadequate to serve a facility the nature of a skating rink. 4.4 Site Conditions The subsurface conditions at the site appear to consist of sandy soils, based on observations of the sandy soils at the surface. There are no borings available at the site. There is a wetland in the rear of the site. The ground water level at the proposed rink location is likely to be about 5 feet below the ground sur- face. Minimal grading would be required for the building, parking areas, and access road. Estimated site preparation costs are about $87,500. 4.5 Other Potential Uses The future use for the Batchelder Field parcel has been the sub- ject of recent discussion. The leading option at this time as mentioned in the Reading Land Use Master Plan is ' for needed cemetery expansion. 5 5.0 BIRCH MEADOW FIELD HOUSE AREA The Birch Meadow area is a major recreational/ educational tract of land currently housing all levels of public educational facilities and a long list of recreational uses. The primary roadway through the site is Birch Meadow Drive, a 501 wide boulevard-like two lane roadway with parking on both sides. Birch Meadow Drive can be accessed via Main Street/Route 28, Ar- thur B. Lord Drive, John Carver Road, and Oakland Road. The driveway to the site is accessed via Oakland Road which is a 501 wide road with parking on both sides from Main Street to Arthur B. Lord Drive. From Arthur B. Lord Drive to John Carver Road the width reduces to 38 feet. Due to its many current uses there is a great deal of concern about traffic especially on the neighbor- hood approach streets. The area also experiences a good deal of intercommunity cut through traffic and is the subject of a cur- rent study by an ad hoc Selectmen's committee. Birch Meadow is a beautiful and valuable community resource which requires sensi- tive analysis and mitigation of any potential impacts from any additional uses or the expansion of any existing uses. Figure 1 (see Page 6A) shows a schematic layout of potential rink and parking locations relative to existing features. 5.1 Topographic and Wetlands Characteristics The Birch Meadow complex as the name implies was built on a former marshy meadow. The Field House is part of the High School complex which is sited on the edge of a rocky hillside. There is also a small rocky hill nearby. The area south and immediately adjacent to the Field House was determined to be the most favorable is a flat paved parking area. An increase in imper- vious area may require a detention basin to collect stormwater run-off in order to mitigate for excess run-off. A drainage study would be required to evaluate this condition. 5.2 Neighborhood Impacts The development of a skating rink in this area is seen as consis- tent with current recreational uses. The potential location provides adequate buffer for nearby residential areas and visual impacts would be minimal. As stated previously noise can be controlled through building design and is not a factor. The School Committee has expressed concern over impacts to the educa- tional process at the adjacent High School, although the only defined impact was site traffic. The evaluation of real estate/assessing professionals is that the existence of a rink at this location will not have a negative impact on the value of nearby residential property. It was stated that a skating rink sited anywhere could contribute positively to overall community property values. 5.3. Traffic Again, under the proposed routine use of the facility, vehicle trips would be limited. The impact of whatever level of average traffic would have to be identified and mitigated especially in 31 t_. regard to impacts on school activity. Also event traffic is a major concern both for site traffic and neighborhood traffic and would have to be mitigated. Since the event traffic is projected to occur at off -peak school hours mitigation is seen as ,readily achievable. Traffic analysis of ice rink impacts to the Birch Meadow area might facilitate the mitigation of some of the cur- rent traffic problems. 5.4 Site conditions The subsurface conditions at the site have not been established. Boring logs for the Field House have not been located. Boring logs are available for the school building near the Field House and for the Swimming Pool. In general, the subsurface profile at these boring locations consists of about 2 feet of loam overlying glacial till which consist of dense sand and gravel. Although these borings indicate a good strata on which to support a build- ing foundation, the borings are located at the bottom of a hill and not in the flat lying area at the location of the potential rink site. Design plans of the Field House foundation indicate that the size of the footings for the main columns are about 11 by 11 feet. This footing size is large if the footings bear on the dense gla- cial till. It is possible that the bearing stratum at the Field House location is not as dense as at the base of the hill, or that the Field House footing size is conservative. DPW reported that some of the current school ball fields were wetlands that were filled with material excavated from the Route 128 construc- tion. The ground water level reported in the boring; logs that were reviewed was between three and eight feet below the ground sur- face. These borings were performed in -1951 and due to the sub- sequent construction in this area, the present levels may be dif- ferent. In addition, these borings were not at the proposed rink location. The existing utilities that currently service the school build- ings in the vicinity of the proposed rink location south of the Field House are adequate to service the 'proposed -rink. DPW etimated that the cost of installing the utilities to the rink building would be about $3,000. Additional car parking will be required both for the rink and to replace the portion of the parking lot that is displaced by the proposed building. Parking could be constructed at the location of the grass strip surrounding the Field House and in the space between the proposed skating rink and school buildings. The in- tent is not to construct parking on any field that is actively used for athletics. A 30- inch - diameter water main crosses the proposed building loca- tion and would require relocation outside of the proposed build- ing. DPW estimated a cost of $5,500 to relocate the 30 -inch- C diameter water line. DPW did not estimate any other site 7 preparation costs. 5.5 Other Potential Uses The area is currently highly developed for recreational and educational uses. The Recreation Committee has indicated their position that no current recreational uses be displaced. it seems apparent that were it not for the fact that this oppor- tunity has been presented the community would not be considering this site for any additional use. 5.6 Benefits/disadvantages In summary the Committee's assessment of disadvantages of this site are; the potential for increased vehicle trips through ad- jacent approach neighborhoods and on the site during school hours, increased site preparation costs, the potential need for a storm water run-off detention area, undetermined subsurface con- ditions, limited visibility/ identity for the rink, and potential for the opposition to this site from some nearby neighbors to delay or stop progress on the rink development. In addition, the School Committee voted against the use of this site for an ice rink facility. The benefits of this site as determined by the Committee are; the location amongst other recreational uses, the fact that the rink can be sited without displacing existing recreational fields, the existence of good primary roadway access, the availability of ex- isting nearby parking for periodic scheduled event parking demand, the availability of utilities, the fact that local users would not have to make long driving trips to out-of-town rinks, the potential for enhanced physical education opportunities for the three nearby schools, the potential for users of the rink to access the facility by walking, the fact that practice sessions could be scheduled after school to reduce additional teen driving trips, increased identity with the High School Hockey Team and the potential for increasing overall community property values. 6.0 HAVERHILL STREET NIKE SITE This site is located off Haverhill Street in the northeast quad- rant of Town on an underutilized parcel of land formerly the site of a United States military missile launching facility and various Town of Reading municipal uses. The site consists of ap- proximately 15 acres of usable upland and contains the remnants of the former military uses and some structures from all the former uses remain. The site is accessed via a right of way from Haverhill Street over which some other abutting property owners have undisputed deeded easement rights. The site has been con- sidered for various uses over the years but existing conditions or the proposed uses rendered the site unusable or the proposed uses were determined to be incompatible by the community. 6.1 Topographic and Wetland Characteristics The site is flat and abutted by wetlands on the north, residen- tial uses to the west, a former gravel pit to the south and the 9 Reading Rifle and Revolver Club to the east. A schematic site E plan, Figure 2 (see Page 9A) , shows that a rink could be sited without impacts to the adjacent wetlands. A written evaluation of the wetlands impacts of the schematic plan is included in the Appendix of this report. 6.2 Neighborhood Impacts The current access right of way is 37 feet wide but with only ap- proximately 20 feet of pavement and is abutted by two existing homes. The proposed facility would generate greater levels of vehicle trips than the current uses but the operation of the facility itself should have little impact on abutters. As stated previously, noise can be controlled through building,' design and therefore is not a factor. The Rifle and Revolver Club has expressed concern over the establishment of recreational uses on this parcel and the potential for the perception that their ac-, tivity could raise safety concerns. This is "admitted to be a more likely concern with the possibility of outdoor recreational uses on the rear of the site but should not be a concern as- sociated with an indoor skating facility, located on the front of the parcel. The real estate /assessing professionals 'interviewed by the Committee reported that the existence of a 'rink at this location would not increase the external obsolesence at this site and therefore would not have a negative impact on property values. 6.3 Traffic Primary access to the site is from Haverhill Street. It has two 1, wide lanes and the pavement is in good to excellent ° condition. There are only a few locations on this street that have sidewalks. The present average daily vehicle trips on Haverhill Street north of Charles Street is about 9,700 vehicles and south of Charles is about 7,500 vehicles.- The larger roads that con- nect to Haverhill Street include Route 128 (95) and Lowell Street (Route 129) The smaller through streets that may be used include Charles and Franklin. Since event traffic is projected to occur at off -peak hours mitigation is seen as readily achievable. The sight distance for vehicles traveling north on Haverhill Street to the current access way may be close to the minimum. There is a slight bend in Haverhill Street south of the 'access driveway to the site. Cars park on both sides of Haverhill Street for St. Athanasius Church services and 'may further'' hamper visibility. The traffic study should help identify whether these issues are of concern. An improved access driveway is required from Haverhill Street to the rink location. Two 12- foot -wide lanes and a sidewalk'`on one side can fit in the width of the current access right of way. 6.4 Site Conditions Based on test pits performed in December 1991 and borings per- C formed in January 1992, the potential building,location consists 9 of sand and gravel to at least 10 , feet deep. The ground water level is about six feet below the ground surface. Borings and test pits performed by the Corps of Engineers (COE) in the 1950's confirm the conditions found in the recent subsurface explora- tions. These subsurface conditions indicate that the site is suitable for a skating rink building. The Town has recently been advised by the COE that the site is eligible for a Federal cleanup program due to its former military use. Various stages of approval are required and are estimated to take 6 - 8 months. The COE is proposing to clean the site of hazardous materials, such as asbestos and hydraulic fluid that may have been left at the location of the silos. In addition, they propose to cut the top three feet of the concrete silos and restore the site to a level grass field. Any environmental work that the COE performs could occur separate from development of the site for a skating rink. The area of the proposed rink and the silos are on dif- ferent parts of the site. The clean up of the rear part of the site is not a precondition for developing the skating facility on the front of the site. To this end the Committee suggests a sub- division plan calling for two lots (A & B) with the rink location on Lot A or the front of the site. Existing water and electric utilities that service the site are inadequate and a sewer pipeline is required. All three would require installation from Haverhill Street to the building site. DPW has estimated that the existing utilities on Haverhill Street are sufficient to service the site and that the cost of install- ing these to the building would be about $16,410. A few small structures that are within the proposed building footprint and parking area will require razing. Minimal grading is needed to prepare the site for the building and parking area. The on-site material may be suitable for the subbase of the park- ing area. DPW estimated that the site preparation cost is about $104,714. 6.5 other Potential Uses As mentioned in Section 6.1 of this report, other uses have been proposed for this parcel in the past. Commercial uses have been ruled out due to the residential zoning. The expansion of the residential use on this parcel is seen as unlikely due to the na- ture of abutting use by the Rifle and Revolver Club with the level of noise it generates. 6.6 Benefits /Disadvantages The.disadvantages of the site are; the need to improve the access drive, the need to extend utilities to the site, increased site preparation costs due to building demolition, increased vehicle trips, and the limited potential for access by walk trips. it should be emphasized that this location requires the highest site 10 preparation costs of the major sites considered. The benefits of the use of this site are; the upgrade in use ' of the parcel, the fact that a rink would not displace any sig- nificant existing use, the opportunity to establish a recrea- tional area in a section of Town where this use is not available, the suitability of the site for building, the fact that this site has the least wetlands impact of the major sites examined, the opportunity to give the rink its own identity, and the limited impact on residential property as compared to other two major sites. The Recreation Committee voted unanimously to accept the IRSAC recommendation to site the rink at the Nike Site. 7.0 CONCLUSIONS AND RECOMMENDATIONS The Committee has concluded that of the properties available for the development of the proposed skating rink, the Haverhill Street Nike Site is the best site. The Committee concluded that the suitable building conditions, the limited impacts on existing uses and wetlands, and the opportunity for opening this site 'up for development of additional facilities by, the `Town at some later date thus establishing a recreational presence in this area of Town are the most compelling reasons for designating this site for the rink. The Committee recommends that the Board of Selectmen designate the Nike Site as the site to be offered for: the proposed rink. Furthermore, the Committee also recommends should any information on the ice rink portion of the proposed subdivided Nike Site, rendering the Nike Site unusable, the siting process should be reopened and additional information specifically related to traf- fic analysis and subsurface soil conditions be developed and evaluated for any sites under consideration. The Committee is pursuing additional data especially' related to issues of traffic and hope to include the information in 'a final report. Respectfully submitted', George Hines, Chairman_ Nelson Burbank, Vice Chairman Martin J. Curley, Jr. Harold Hulse Michael McCaffrey 11 APPENDIX LIST A. Charge to Committee B. Meeting Minutes C. Haverhill Street Nike Site Boring Logs and Locations D. Letter to Private Land Owners E. Correspondence F. Master Plan Table 2 - List of Non-Residential Parcels G. Conservation Administrator's Wetlands Evaluation RECEIVED A POLICY ESTABLISHING AN AD HOC TOWN CLERK ICE RINK SITING-ADVISORY COMMITTEE R E A D I RG, 14A 5S. S. The Town has been offered a gift in the amount of 41,000; oaptugi construct an ice skating rink in Reading. The Board of Selectmen appointed an Ice Rink Feasibility Task Force to review the proposed donation, and to determine whether such a facility is feasible. The Task Force has rendered its report, determining that the proposed gift makes the construction and operation of an Ice Rink feasible, and has recommended to the Board ' of Selectmen the creation of a small technical advisory committee to review sites for an Ice Rink and to evaluate potential locations. There is hereby established an ad hoc Ice Rink Siting Advisory Committee consisting of five members, to be appointed by the Board of Selectmen, and serving for a term not to exceed 4 months. The Advisory Committee shall include the following mem- bers: The donor of the gift • member of the Board of Selectmen • representative with Civil and/or Geotechnical Engineering experience and expertise • representative with development and/or real estate experience • representative with expertise in conservation/wetlands issues The Advisory Committee shall review. the work of the Feasibility Task Force, and shall identify two or more feasible sites to evaluate in detail as to their suitability for an Ice Rink. The sites to be considered for detailed.-review shall be from those reviewed by the Feasibility Task Force, as well as any other site(s) that the Siting Advisory Committee may deem suitable. Aspects to be considered for each site that will be reviewed in detail shall include at least the following: Impacts on surrounding areas including impacts from traffic, noise, and property values Suitability of each parcel.for the purpose intended, including the evaluation of such features as size, configuration, topography, wetlands impacts, and site drainage Estimate all site specific costs such as site preparation costs, water and sewer hook-up costs, and long term impact mitigation costs.for each site recommended to the Board of Selectmen. The Siting Advisory Committee will seek the written recom- mendation of any Board, Committee, or Commission having care, custody, or control of any site under consideration, concerning their wishes to have the site considered. In addition, the opinion of the Recreation Committee.will. be requested for any site to be considered that is in active recreation use. A The Siting Advisory Committee shall prepare specific site plan review quality plans for any site to be recommended to the Board of Selectmen, including but not limited to: building footprint; parking and entry /exit point layout; buffering and landscaping; identification of wetland and floodplain' areas; and abutting houses and buildings. A professional traffic study shall be performed to assess the time -of -day traffic generation of the site itself, and the effect of such traffic on the exist- ing traffic levels of surrounding streets. Such plans and studies will be prepared at a stage as determined by the Siting Advisory Committee, but prior to the final report. The Siting Advisory Committee shall seek from the Conserva- tion Administrator a written evaluation of any wetland; issues (including the 100 foot buffer) that exist on any site`recom- mended to the Board of Selectmen. In addition, the Task Force shall investigate the potential for further private participation in the project through the donation of land, in kind contribution of site development costs, or financial grants. The Task Force shall complete its work and render 'a report to the Board of Selectmen no later than February 1, 1992, or,`at such later date as the Board of Selectmen may approve. The report will include all of the particulars of the Task Force's work including: copies of the wetlands evaluation; copies of all cost estimates; copies of all correspondence on the recommendations from any Board, Committee, or Commission regarding property within their jurisdiction; copies of the Recreation Committee's recommendations regarding any recommended site that is in active recreation use; and copies of all plans, traffic studies, and other studies that are prepared as part of the Committees work. The Committee may include a recommendation to the Board as to a " preferred site. Notice: October 1, 1991 Hearing: October 8, 1991 Adopted: October 8, 1991 A MINUTES OF THE ICE RINK SITING ADVISORY COMMITTEE MEETING October 30, 1991 The Ice Rink siting Advisory Committee held their initial meeting on Wednesday October 30, 1991 in the Conference Room at the Town Hall at 7:30 p.m. In attendance were members Nelson Burbank, Martin Curley, George Hines, Harold Hulse and Mike McCaffrey. Also in attendance as interested observers were residents Steve Thomases, Kevin Moran, Ken Downey, Pat Sudbay and Brad Latham. The initial item of business to be conducted was to officially organize as a committee.. On a motion by Nelson Burbank seconded by.Harold Hulse George Hines was elected Chairman by a-vote of 4- 0-1. Harold Hulse nominated Mike McCaffrey as Vice Chairman, Martin Curley nominated Nelson Burbank. The initial vote resulted in a 2-2 tie which was broken when chairman Hines voted for Nelson Burbank. Mr. Burbank gave an overview of the project and a brief summary of the feasibility process for the Siting Advisory Committee mem- bers who were not on the Feasibility Task Force. Nelson and George Hines also answered questions posed by the new members. George Hines spent some time reviewing the Selectmen's charge to the Committee. Chairman Hines then handed out an outline of a siting study process taken from 'material submitted by Steve Thomases. The Committee concurred that the process was reasonable and we could use the outline as a general guide for the process. Martin Curley indicted that the Committee had a lot of work to do and should avoid the trap of spending unnecessary time on unwork- able sites. Nelson Burbank concurred. The Committee spent some time in a general discussion of pre- viously discussed sites and George Hines commented on current Town initiatives on specific sites. The Committee agreed that inventory of potential sites was the first order of business and agreed to request staff from Public Works, Planning and Conserva- tion to attend the next meeting and assist in determining appropriate sites. The next meeting was set for Wednesday November 6, 1991 after the Committee agreed that Wednesday was a good meeting night. George Hines also committed to Kevin Moran of the Birch Meadow neighbor- hood that the Committee would copy him as a representative of the area on meeting notices and information. The meeting adjourned at approximately 9:00 p.m. Respectfully pubmitted: Georg' Hines, chairman 0 MINUTES OF THE ICE RINK SITING ADVISORY COMMITTEE MEETING November 6, 1991 The Ice Rink Siting Advisory Committee held a meeting on Wednes- day, November 6, 1991 in the Conference Room at Town Hall at 7:30 p.m.. In attendance were Chairman George Hines, Vice Chairman Nelson Burbank and Members Martin Curley, Harold Hulse and Mike McCaffrey. Also in attendance were staff members Tony Fletcher and Bill Robertson of DPW, Town Planner Jonathan Edwards and Con- servation Administrator Don Nadeau and interested observers Brad Latham, Ken Downey, Steve Thomases, Bill Jennings, Pat Sudbay, Dana Henigar, Catherine Powell, and Kevin Moran. The Committee reviewed the minutes of the October 20, 1991 meet- ing and after making minor corrections the Committee voted 5 -0 in favor of a motion by Harold Hulse seconded by Nelson Burbank to accept the minutes. George Hines stated that the purpose of the meeting was to begin the inventory phase of the process to determine which sites would be most suitable for the facility. Jonathan Edwards began by reviewing sites which contain 3.5 acres or more. As the sites were reviewed, Fletcher and Robertson com- mented on various features of the property. Based on information from staff the Committee concurred that the Beverly Road, Higgins property and Landfill sites would be dropped from -a list of properties to be considered for further analysis. Camp Curtis Guild will be kept active as a secondary possibility until the Town receives written communication that it would be unavailable. Given the criteria of size and other significant features, the Committee left three sites under consideration; Bachelder Field, Birch Meadow High School complex and the Haverhill 'Nike Site. The Committee also agreed to consider any private parcels which might be identified at a later date but could not enumerate any private sites at this time. Bill Robertson agreed to provide conceptual layouts of a 150x250 foot building on the three sites and Jonathan Edwards agreed to attend the next meeting, subject to Town Manager approval, to as- sist the Committee in determining the - types -of analysis required for each site. Don Nadeau gave a summary of the process required by Conservation regulations, commented on the three major sites and agreed to walk the sites to assess the wetlands. The Comm ittee thanked the staff members and agreed to set the next meeting for November 13, 1991. Respectfully submitted: George Hines, Chai rman B MINUTES OF THE ICE RINK SITING ADVISORY COMMITTEE MEETING November 13, 1991 The Ice Rink Siting Advisory Committee held a meeting on Wednesday, November 13, 1991 in the Conference Room at Town Hall at 7:30 p.m. In attendance were chairman George Hines, Brad Latham, sitting in for Vice chairman Nelson Burbank, Members Harold Hulse, Mike McCaffrey, Martin Curley and interested observers Tom Wallace, Bill Jennings, Ruth and Bill Warren, Kevin Moran, Ken Downey and Pat Sudbay. The Committee reviewed the minutes of the November 6, 1991 meeting and the Committee voted 4-0 to accept the minutes. Martin Curley began an open discussion regarding Bachelder Field. Harold Hulse stated the three sites in order of preference from a conservation viewpoint; the Haverhill Nike site, Birch Meadow High School, and Bachelder Field. Mike McCaffrey indicated his order of preference based on the condition of the soil; the Haverhill Nike site, Bachelder Field and Birch Meadow High School. It was agreed that the Haverhill Nike site might have the best soil. George Hines stated that all sites have their own problems. Harold Hulse questioned whether the Haverhill Nike site would have adequate access. The Town Council feels that the access is probably okay, but they will do a title search. George Hines reminded us not to overlook any possible private sites. He mentioned contact was made with the Headmaster at Austin Preparatory School. They will at least listen to us. He is still checking out Camp Curtis Guild. Mike McCaffrey suggested that we compile and submit in writing a list of reasons why some sites have already been eliminated. The Committee then looked at plans for the three sites, using the model rink. Bachelder Field (Issues to review) 1. Cost of water and sewer A. Is adequate sewerage available (capacity)? B. Is sewer pumping station required? 2. Adequate roadway capability both for cars and foot traffic The Haverhill Nike Site (Issues to review) 1. Access Road A. From legal standpoint? B. From CPDC view is 30' wide enough ?' 2. Demolition work A. Who pays? 3. Is subdivision required so as to isolate silo area from possible rink site because of existing 21E hazard? 4. Traffic analysis 5. Brad Latham mentioned Nelson Burbank's concerns about' possible problems with the water table. We discussed the possibility of regrading the site. 6. Borings should be taken as well as test pits. Comments were made by spectators regarding need for borings /pits. 7. Regarding the affect on surrounding real estate values, I am to contact brokers and invite them to a meeting in two weeks. Maybe the assessors would be better experts.' Suggested Stohlman's CAD system Birch Meadow High School (Issues to review) 1. We discussed various locations around the field house in particular, as well as other. sites. 2. Title of land - may call for Town Meeting approval as well as the School Committee approval. 3. Utilities are a major concern at this site, specifically relocation of large mains etc.' George Hines set the next meeting agenda. He is 'going to ask questions of staff and hopefully some answers for above' issues can be had for the next meeting. The Committee proposed the next meeting date of November 25, 1991 so as to give the staff enough time to get prepared. It was voted 4.0 to meet on November 25. Trudy to get minutes to concerned citizens. Discussed: - Info available yes /no for next meeting - Discussed getting traffic info from Bill Robertson and staff. - Meeting adjourned at 9:30 p.m. B MINUTES OF MEETING Subject: Ice Rink Siting Advisory Committee Date: November 25, 1991, 7:30pm - 9:OOPM Recorded By: Mike McCaffrey Attending: George Hines (Chairman), Brad Latham (sitting in for Vice Chairman Nelson Burbank), Harold Hulse, Martin Curley, and Mike McCaffrey. Interested observers are listed on the attached sheet. 1. The Meeting Minutes from November 13, 1991 were reviewed and the Committee voted 4-0 to accept the minutes. 2. Mr. Hines reviewed Tony Fletcher's preliminary cost estimates at three potential rink sites. The cost estimates included connecting utilities, grading the site, and paving for roads and parking lots. The cost to the town would include bringing water and sewer to the rink building. The rink organization_ would bear the remainder of the costs. The estimates are summarized below; Potential Rink Site Town Cost Cost to Rink Bachelder Field $10,291 $87,500 Nike Haverhill $16,410 $104,714 Birch Meadow South of Field House $2,903 incomplete West of Field House $1,015 incomplete 3. Mr. Curley asked why the town would pay for installation of utilities. Mr. Hines stated that this condition was originally agreed to when Mr. Burbank offered to donate funds for the rink. Mr. Hines will verify with Mr. Burbank the costs that the rink organization will bear. Mr. Latham suggested that although the water and sewer would be installed by the town, a method could be established in the lease for the rink to pay back these costs. He assumed that the rink would bear the cost for electrical hook-up to the rink. 4. Mr. Fletcher's Memorandum to Mr. Hines (November 21, 1991) includes information on utilities, existing streets, and availability of borings at three potential sites. 0 Minutes of Meeting 2 November 25, 1991` 5. The Committee discussed aspects of the potential sites. a. Bachelder Field - Based on Mr. Fletcher's memorandum,, the Existing utilities on Franklin St. are adequate to supply the rink. The site entrance on Franklin is on a curve and not ideal. Franklin is narrow with little or no walkway. Would proposed sewer line be gravity, feed to Franklin? b. Nike Haverhill - Haverhill St. is a -major trafficked' road. Borings were done in the silo area, but the logs have not been located. A leach field is located east of the existing building, according to a Corps, of Engineers' plan of the site dated July 1954 that Mr. Latham presented. The rink could be located away from the leach field area.- The leach field may have to be removed if the rink were located on it. Would proposed sewer line be gravity or force to Haverhill? Mr. Hulse will 'check with Jeff Gould to determine whether the potential rink location can be separated for the potential environmental issues near the silos. A member of the rifle club' informed the committee that their surveyor had recently found all deeds to their property that is next to this site and shares the same access road. C. Birch Meadow - A retention basin may be needed to collect water runoff from the rink and any new impervious surfaces. Mr. McCaffrey will review foundation design drawings for the existing field house. For site south of the field house; the existing 30 -inch water main may require relocation. For site west of the field house; the existing lawn sprinkler system may require` relocation. 6. Mr. Hines asked Mr. Curley to arrange to have several Reading realtors at the next meeting to review the impact of the rink' on the community. Mr. Hines will clarify the use of the rink for the normal skating events and the number of special events where a larger that normal number of people may attend. 7. The next meeting is scheduled for Wednesday, December 4, 1991.' Ice Rink Siting Advisory Committee B 7' /(/— 2 I-- _ ? ( 1--(P e � , � , FA-Mlff&m .–MnIZAII-A -P 6 1V4 Nc L , C 4�a Z z I- 4 0 Ice Rink Siting Advisory Committee Meeting Minutes` December 4, 1991 The Ice Rink Siting Advisory Committee conducted a meeting on \, Wednesday, December 4, 1991 in the Conference Room at Reading Town Hall. The meeting commenced at 7:35 p.m. and the following members were in attendance: Chairman George Hines, Vice Chairman Nelson Burbank, Martin Curley, Harold Hulse and Mike McCaffrey. Also in attendance were invitees David Nugent of the Board of As- sessors, Realtor Barbara Scott and the attached list of inter- ested observers. The committee reviewed the minutes of the meeting of November 25, 1991 and on a motion by Harold Hulse seconded by Mike McCaffrey the committee voteed 5 -0 to approve the minutes._ Mr. Hines began the meeting agenda by introducing Mrs. Scott and Mr. Nugent to the member of the committee. Mr. Curley ;advised that other realtors whom he contacted indicated that they had conflicting commitments and could not attend this meeting. Mr. Hines gave a brief summary of the sites under consideration and suggested that the committee was interested in a dialogue regarding impressions of the potential for impacts on the value of real estate in the area surrounding the sites. Mr. Curley recommended that the discussion focus on one site at a time. The first site discussed was Batchelder Field. Mrs. Scott felt that the area is too closely surrounded by residential properties with limited buffering and that primary access via Franklin Street was poor. Mr. Nugent explained the real estate concept of external obsolescence and felt that the close proximity of residential. property applied the concept to this site and could have a negative impact on surrounding property values. The next site discussed was the Haverhill Street' Nike' Site. Mrs. Scott felt that although the driveway to the site was currently too narrow, the use of the site for a recreational facility was consistent with surrounding use such as the nearby school,: church and rifle club. She felt Haverhill Street was a good access roadway and that nearby residential properties would` not `be devalued by the development of the Nike Site for recreational use. Dave Nugent concurred with the comments on the site and said the rifle range is now classified as a recreational property. When asked if converting the site to recreational' use from its present use could have a beneficial effect on property value Mr. Nugent felt that it could. The- final site discussed was the Birch Meadow area. Mrs'. Scott felt that the Field House area would be a good location and given the fact that the surrounding area is a school /recreation` complex the rink would be a consistent use that would not have an adverse C impact on property values. She said her office included "Birch Meadow Area" in descriptions of listed properties in the area`and clients new to Reading are always given a tour of Birch Meadow as Ice Rink Meeting Minutes - 12/4/91 - page 2 a selling point of the community. Mr. Nugent felt that Birch Meadow is an ideal location and since it would be a use consis- tent with the area would not have the impact of external obsoles- cence. There was general discussion around the impacts of noise, traf- fic, and saturation of the area by recreational uses and both Mrs. Scott and Mr. Nugent felt that none of the issues were ex- acerbated enough by the concept of a rink to contribute nega- tively to surrounding property values. The Committee thanked Mrs. Scott and Mr. Nugent for sharing the insight with us. Mr. Curley advised that Mrs. Botticelli and Mr. Jolly indicated that they would respond in writing to the issue. George Hines advised the Committee that no new data had been received from staff or Town Counsel and briefed the Committee on the discussion with the Army Corp of Engineers regarding the Nike Site. Mr. Hines also advised that he has been doing some inves- tigations regarding private sites but that there was not suffi- cient information available to present to the Committee at this time. Mr. Burbank asked about authorization to conduct borings on the Nike Site and Mr. Hines advised that Mr. Hechenbleikner felt it was ok and that written authorization would be coordinated with Brad Latham. The Committee set the next meeting for Wednesday December 18, 1991 at 7:30 p.m. The meeting was adjourned at 8:45 p.m. Respectfully submitted, George Hines, Chairman 1.1 MINUTES OF MEETING Subject: Ice Rink Siting Advisory Committee Date: December 18, 1991, 7:30pm - 9:30pm Recorded By: Mike McCaffrey Nelson Burbank (Vice (Chairman), Attending: George Hines Chairman), Harold Hulse, an d Mike McCaffrey. Also present were Brad Latham and invited guest Jonathan Edwards. Interested observers are listed on the attached sheet. 1. The Meeting Minutes from December 4, 1991 were reviewed and the committee voted 4-0 to accept the minutes. 2. Mr. Hines presented a letter from Tyler & Reynolds about the Nike site dated December 18, 1991. They were not able to determine the title for the access way that leads to the Nike site, but were still researching it. Mr. Hines reported that Ted Cohen believes that the town has rights to the access way. 3. Mr. Burbank would like to explore having an'abutter to the access way grant a strip of land along the access way to the town so that the access way could be wider. 4. Mr. Edwards reviewed his Memorandum to the Ice Rink Siting Advisory Committee, Information on Alternative Sites, dated December 16, 1991. A summary of the discussion is as follows: 0 Walkers Brook Drive - Mr. Hines requested that Mr. Hulse and Don Nadeau evaluate the extent of the wetlands. 0 Austin Prep - Mr. Hines and Mr. Burbank met with members from Austin Prep about siting the rink on land currently owned by Austin Prep. They will contact Mr. Hines when they reach a decision. 0 RMLD land by Inwood Park - Mr. Hines requested that Mr. Nadeau visit the site to evaluate wetlands. 0 Potential Privately held parcels "All 3.6 acre site bounded by Main, South, and Hopkins in a residential neighborhood. Access on Main and South. IIBII 4.7 upland acre site on Main, old Smith Oil property. IICII 4.2 upland acre site on Salem adjacent to the Registry. I'D" 5.2 upland acre site on Main and Franklin in a residential and commercial neighborhood. The site is under Chapter 61 protection. i; e Minutes of Meeting 2 December 18 1991 "E" 4.3 upland acre site on Franklin, the ship house property. The committee deleted this site from the list since the upland acreage is not contiguous, presence of bedrock, and it is in the Aquifer protection district. 5. Mr. Hines reviewed a draft of a letter that will be sent to the owners of the above mentioned private sites to determine if they are interested in donating their property to the town. 6. The committee decided to delete Walkers Brook Drive and Site "E," the ship house, from the list of private,parcels to whose owners the letter will be sent. 7. Mr. Edwards provided a list of criteria for evaluating each site. A weighted scale, such as 1 to 5, can be assigned for each criteria, then the sites with the least favorable scores can be eliminated. The process can be repeated several times to evaluate the best potential site. The committee added a few items and the combined list is as follows: on Site off Site size of parcel availability of utilities topographic /wetland restrictions accessibility accessibility neighborhood impact availability - traffic utilities - noise other potential uses - property values subsurface conditions - visual impact development cost - need for mitigation current use - cost of mitigation benefits disadvantages 8. Mr. McCaffrey reviewed new subsurface information at the Nike and Birch Meadow sites. Nike - Bill Jennings arranged to have 7 test pits excavated on December 11, 1991 in areas of potential rink locations. The pits were about 8 to 10 feet deep and the material encountered was generally sand and gravel with a few inches of topsoil at the surface. Ground water was about 6 feet below grade. Plans from the Corps of Engineers that contained boring and test pit logs confirmed these subsurface conditions. Bedrock was about 25 feet deep in the borings at the silo locations. Ice Rink Siting Advisory Committee B Minutes of Meeting 3 December 18, 1991 Mr. McCaffrey stated that in his opinion the subsurface conditions are suitable for construction of a skating rink. Birch Meadow - Boring logs for the Field House were not located, but drawings of the foundations were. The building column foundations are large, up to 11 by 11 feet, indicating either a conservative design or poorer soils (compared to the Nike site). Boring logs were available for the school buildings closest to the Field House and they indicated generally 2 feet of loam overlying dense glacial till. Mr. McCaffrey stated that although the borings done for the school indicate a good bearing stratum for construction, they are located at the base of a hill and not in the flat lying area where the potential rink site is located. Portions of the flat lying area was reportedly a wetlands that was filled in, although this has not been confirmed. 9. Mr. Burbank reported that there is significant existing parking near the Birch Meadow Field House that could be used for overflow parking for a larger rink event. 10. The next meeting is scheduled for Wednesday, January 8, 1992. Ice Rink Siting Advisory Committee M. D,e c .0, (" (o -e- e- A/'t w, -�- '4 dd «, - , 5, �s C.,.) L's u a t, l 3 141 cv�� .U. ICE RINK SITING ADVISORY COMMITTEE MINUTES OF MEETING JANUARY 8, 1992 Attendees: Chairman George Hines, Nelson Burbank, Mike McCaffrey, Harold Hulse, Martin Curley (list of neighborhood attendees attached) The meeting minutes of December 18, 1991 were accepted after a motion made by Mr. Burbank and seconded by Mr. Hulse. Chairman Hines suggested that not until Ted Cohen concludes his findings as to acess would he suggest to T4�managevthat someone from the town contact the abutters to determine if any land would be available to widen the access way. Nancy Eaton of Reading Rifle and Revolver Club delivered to the committee deeds and plans for our use. Chairman Hines thanked Ms. Eaton. She voiced her concern and that of the rifle club, being next to an ice rink. She further shared her view on over- all traffic impact and related safety features. Mr. Latham asked Ms. Eaton about the schedule of the club's shooting activities (day and night) and indoors versus outdoors. Ms. Eaton stated that there are 1000 members, but would not share what percentage of the members are from Reading. Ms. Eaton shared her concern of young people getting too close to the firing range. Mr. Burbank shared his thought that maybe the ballfields that could be developed in the future might be of more concern regarding safety than the ice rink becauise of the close pr ity. to the ,rrange. 1,4 X, 1�71 It B ��ba"U said 'that E'dY P I odu'to would make arran Mr. u gements for a traffic count at the Watertown rink to monitor traffic from the ice rink. Mr. Hulse asked the chairman if any new or additional info has come from the corps of engineers. Mr. Burbank indicated that borings have been ordered for the Nike Site. The foundation plans for the field house were discussed. Mr. Nadeau (conservation) was scheduled to walk the RMLD site. Chairman Hines suggested in light of our 2/8/92 date to submit to the selectman our "opinions", we need to start charting our analysis of the sites. Chairman Hines suggested further that maybe we send a report on two sites without choosing a particular site. Mr.. Burbank-"shared that possibly the state might be willing to put in a new road that would access the Nike Site. Mr. Burbank feels that the Nike Site is the best site for many reasons: H. 1. Possible new road - paid for by the Commonwealth of Massachusetts 2. Cleaning of any hazardous waste from the site - paid- for by corps of engineers 3. Future development of additional recreation areas at little cost to the town Questions were raised by members of the audience as to whether or not corps of engineers cleaning and the new road are at no cost to the town - which was confirmed. Chairman Hines said we need to plan on traffic info and sketch plans being available in our submission to selectman. Mike McCaffrey suggested a monitoring well be installed in response to Mr. Burbank's comment that borings are being done. Mr. Curley saw no need for such a well. Chairman Hines said A. we should plan on recommending the sites in order of preference; and B. we need to strategize the format of our submission. Recommendation from the audience was that maybe our committee should share our findings to the school committee, CPDC and recreation. Mr. Hulse suggested that any presentation to these cmmmittees should be verbal in form rather than submitting a written report. It was suggested that one member of our com- mittee go rather than the entire committee. Mr. McCaffrey' suggested our report be tailored to 'fit the charge given us by the selectman. Sites that were written off should be shown on a separate list. Chairman Hines suggested we express our individ- ual opinions from our individual positions; Curley- Developer, McCaffrey- Engineer, Hulse - Conservation, etc. Chairman Hines mentioned that the high school plays on Wednesday nights and maybe we should attend a game in the next few weeks'. Chairman Hines asked if meetings could be on Thursday nights rather than nights - all agreed. Next Meetings: January 16 January 23 January 30 Meeting adjourned at 9 PM. TPAO,�Q, v lvxlvc� k 0 1V Minutes of the Ice Rink Siting Advisory Committee January 16, 1992 Attendees: Chairman George Hines, Nelson Burbank, Martin Curley, Harold Hulse, Mike McCaffrey and the following list of interested observers: Teresa Morabito Moran, Catherine M. Powell, James Hall, Pat Sudbay, David J. Maillett, Ruth Warren, Bill Jennings, and Nancy L. Eaton. The meeting convened at 7:34 p.m. in the Arnold Berger Room, 16 Lowell Street, Reading, MA. The minutes of the January 8, 1992 meeting were reviewed and on the motion of Nelson Burbank, seconded by Harold Hulse the Committee voted 5-0 to accept . the minutes as amended. The Committee had a discussion about efforts to accumulate traf- fic information to be used in analyzing impacts on the areas around the Nike Site and Birch Meadow. Mr. Hines indicated that the Town Manager was working through Public Works Director Tony Fletcher to get counters placed.- Martin Curley offered to try to get data from an independent foundation. Mr. Hines reported that Tony Fletcher advised that- the -Corp of Engineers reported favorably on the Nike site cleanup but that two regional offices would need to review the plans and then final approval would be required from Washington. The approval process was estimated to take six to eight months. Mr. Hines reported that meetings have been scheduled with the School Committee for January 21 and CPDC for January 27. George Hines and Mike McCaffrey agreed to cover the School Committee and Nelson Burbank and Martin Curley agreed to cover the CPDC. George Hines contacted Tom Stohlman who agreed to attend the Committee's January 23 meeting to assist in developing site plans for the two major sites. Committee members reviewed their comments on the two major sites. These comments are to be compiled into the major sections of the Committee's Draft Report. The meeting adjourned at 9:10 p.m. Respectfully submitted: George Hines B Minutes of the Ice Rink siting Advisory Committee January 23, 1992 Attendees: Chairman George Hines, Nelson Burbank, Martin Curley, Harold Hulse and Mike McCaffrey. Also in attendance were Brad Latham, Tom Stohlman and Joe Giordano and Mary Williams from the Recreation Committee. Approximately six to eight observers were also present. The meeting convened at 7:35 p.m. in the Arnold Berger Room, 16 Lowell Street, Reading, MA. Mr. Hines advised that minutes of the previous meeting were not yet available. Mr. Hines started the meeting with a discussion of the role of the Chairman in the Committee's proceedings. He said that in light of comments made by a School Committee member indicating that the outcome of the Committee's process was being directed by the Chairman and the Committee should evaluate the Chairman-'s role. The Committee unanimously agreed that they were confident that the process was being conducted in a fair, open manner free of undue influence from anyone. The Committee then reviewed schematic site plans o ' f the Nike Site and Birch Meadow site prepared for Nelson Burbank by Connolly Brothers Construction and presented by Bill Jennings. The Com- mittee members made some suggestions for changes to the plans. Tom Stohlman commented that the plans were adequate for beginning site plan review discussions and felt there was no additional need for drafting work. Mr. Hines reviewed the Siting Committee process for the Recrea- tion Committee representatives present and reported that the Com- mittee had designated the Nike Site by consensus as the primary site for the rink. Mr. Giordano and Mrs. Williams asked some questions about the site plans, specifically whether there were impacts to any existing recreation facility. They suggested that it would be helpful to brief the whole Committee and agreed that efforts would be made to achieve a joint meeting. Mike McCaffrey reviewed the discussion with the School Committee. Mike had to brief the School Committee alone, because their meet- ing was delayed over 45 minutes and Mr. Hines had to return to the Selectmen's Meeting. Mr. McCaffrey reported that the School Committee did not receive the presentation very well. He reported that they were hostile, angry about the timing of the meeting in the process, the lack of a full contingent of the Siting Committee and were more concerned with those issues than with commenting on potential impacts on the school operation. Mr., Hines felt that the School Committee held some misunderstand- ing and reported that he offered to-Mrs. Philbrick to go back to a future meeting to clarify things. siting Committee members felt that another meeting would be fruitless, that School Com- mittee minds were made up in advance but concurred with Mr. Hines' suggestion to send a follow up letter. 0 Ice Rink Siting Advisory Committee Meeting - 1/23/92 - page 2 It was suggested that to help clarify the Committee's position, formal votes on positions on the various sites remaining under consideration be taken. On a motion by Harold Hulse seconded by Nelson Burbank the Committee voted 5 -0 to recommend the Nike Site as the primary site for the Ice Rink subject to re- evaluation if additional information reveals substantive changes to the under- standing of the site. On a motion by Nelson Burbank seconded by Harold Hulse the Com- mittee voted 5 -0 to designate the Birch Meadow Field; House Site as a secondary site to receive re- evaluation only if additional information or circumstances precludes the use of the Nike Site. On a motion by Harold Hulse seconded by Nelson Burbank the Com- mittee voted 5 -0 to eliminate Batchelder Field from further con- sideration due to wetlands impacts, potential for cemetery use, proximity of residential uses and access limitations. Mike McCaffrey advised that he will refine the site evaluation matrix when he gets everyone's feedback. ® #2 W 1 0 -3" organic sandy top # 4 3" organic sandy top sand. gravel 3" to 7' -6" fine to medium sand & 3" to 6' -6" coarse 6' -6" to 7' -6" medium to coarse sand 7' -6" to 8' -6" medium to coarse sand gravel 7' -6" below exist. grade water 4' -0" below exist. grade water - Z 0 -2" organic sandy #5 0 -1" sandy organic top 8' sand, sandy gravel 6" to 5' coarse sand 1" to -0" coarse water 7' -6" below exist. grade 5' to 9' medium sand 9' - 916" sand, small stone, trace clay water - 6 "6" below exist. grade #6 0 -8" soil and wood chips 8" to 8' -6" coarse sand 3 8' -6" to 10' coarse sandy gravel 0 -3" organic sandy top water 7' -11" below exist. grade 3" to 9' -4" coarse sand water 6' -1" below exist. grade #7 Not excavated NOTE: SEE ATTACHED SHEET FOR SOIL BORING LOG #8 0-3" sandy organic top 3" 60 6' coarse sand 6' to 7' -0" coarse sandy gravel 7' to 8' 0" dense gravel water 3' -11" below exist. grade Planning • Design • Construction 152 Conant Street, Beverly, Mass (508) 927-0053 (617) 655 -9146 Fax (508) 927.7928 Drawn By Date 12/17/91 Scale NTS Prujcct Title HAVERHILL ST. READING, MA Drawing Title LOCUS FOR TEST PITS & BORINGS Dr—ing Number r= EKE CARR -DEE CORP. 17 LINDA STALLS P.C. DOL 67 RaroSD, 103 02133 -0001 Talapbons )637) 311 -000 10 MKN=T __ - =HT __ IrMLr, Data Jan. 29. 1992 .lob M. 12011 LocatLan _ _ AnIRO. AA BORING 1 Y ►r.OM 0.0• TO 0.0' ioAU7 s uelvam il• am a 3 OASVSL 7 NLDIOm Dust ! IS,., 77044 !'0- TO 1.O- DORRSL SAND 12 RLCOvZM 34- Oral Surfata S.D. i DRAWL D•o- f•o • i VlaQ Dan 24 Sot, uop, 10.0' TO 22.01 ) 411 noovxs= is- ria am a GRAM, 2s 2s v m- BORING 2 IMM7 SAND, 47 LOAN? SAND, 11 S /la. la moI044 Dust RLCOVSRt/ 4- FINS SAND, LITTLL GRAM, 1'6 312, 13 TRACL Or INOeANre SILT 13 i an 16 S03, I, Mrmt DEMS DATZ START= i 0011rLLTLO. 1 -20 -l2 rin YANG. SUOST ! /a. rRal ls'0• TO 17.0- nOTL, MALRAN MMATS Arrirc)LINATZLT 0.6- Or FROST. UND2 Or ZMOMMANIC SST 10 is 12 10 14 YIKX SAM. LITMZ TO 14 Orwn4 Surf— Sol, rROm 0.0- TO i.0- LOAN? SAND, ueovsun a• S /la. 77044 1.0• TO I.0• or ROOTS RLCOVSRt/ 4- 0 S 1'6 312, TA 5•0' TO 7'0- sls, FROM 14.0- TD 20.0 - RtCOVLRtO 7- i an OAILLLA, RALPH LOMO JR.. S03, loom 10.0• TO 3210 - HAVERHILL ST. DATZ START= i 0011rLLTLO. 1 -20 -l2 ALCOVZM 10- ! /a. rRal ls'0• TO 17.0- nOTL, MALRAN MMATS Arrirc)LINATZLT 0.6- Or FROST. BORING 3 TRAGS Or tMOMARIC SZLT LOAN? SAND, 11 ONAVSL. TRAM 43 or ROOTS WL=k LML 41.6- 0 S 1aTLM Ltva S. a2n or MOOaM 3 -244• I.D., DIM 14'0• DRrZZZX. RALFS LOW JR.. .'.- ' c0AMU SANG - Sit Or Aoo 7 3/9. 2.0., DLrrN ID-0- i O . sls, FROM 14.0- TD 20.0 - 13 : i an OAILLLA, RALPH LOMO JR.. 1s HAVERHILL ST. DATZ START= i 0011rLLTLO. 1 -20 -l2 33.0• ! /a. rRal ls'0• TO 17.0- nOTL, MALRAN MMATS Arrirc)LINATZLT 0.6- Or FROST. t®IUM Dun 10 is ! Y..MSz 10 utOVLRLD e• YIKX SAM. LITMZ TO r2AZ SAND, SOIO! DRAWL. 17 1NSTAtL20 OSSLAVATIC" YCL' (2' PVC PIPt, S•0- SM—D. LX =—Z INOROANSC SILT 22 5.0- SOLID, 0.6- CUT -0R), 9'S- BELOW GROUND SU"ACL. BORING LOG INCUDINO ROADWAY BOX. vrav Dalt 11 ►SHY s a ORAVYL. 24 U.S. 21.0• Dan stas2a a cORLTM. 1 -241-92 BORING 3 i ar). 711011 10.0. 20 32.0• xtcovmm 12* LMON 20.0• !0 22'0' LOAN? SAND, 11 ONAVSL. TRAM 43 or ROOTS 11 0 S 1aTLM Ltva S. a2n or MOOaM 3 -244• I.D., DIM 14'0• DRrZZZX. RALFS LOW JR.. .'.- ' c0AMU SANG Drawn By sls, FROM 14.0- TD 20.0 - 13 : i an 20 1s HAVERHILL ST. 36 sa aMa, a t®IUM Dun L is s READING, MA 7 YIKX SAM. LITMZ TO SONS INORCAMIC SILT 26•0• 4 BORING LOG 9 vrav Dalt 11 ►SHY s a ORAVYL. 24 some IMoammo SILT 32 i ar). 711011 10.0. 20 32.0• xtcovmm 12* LMON 20.0• !0 22'0' Scale 509, rRON 15'0 - TO 1710- 20 ascvvtoa f• I RLCOVLUO 21' ORAVLL. LrTTLL 1DmImt 1S 16 1aTLM Ltva S. a2n or MOOaM 3 -244• I.D., DIM 14'0• DRrZZZX. RALFS LOW JR.. .'.- ' Project Tide Drawn By sls, FROM 14.0- TD 20.0 - - Data STAIMID a COMLIM. 1 -26 -92 umvLRLD v- Dote 2/3/92 Dust r2n SAM a 20 903, LMON 20.0• !0 22'0' Scale 20 ascvvtoa f• I NTS ORAVLL. LrTTLL 1DmImt 1S 16 1aTLM Ltva S. a2n or MOOaM 3 -244• I.D., DIM 14'0• DRrZZZX. RALFS LOW JR.. .'.- ' Project Tide - Data STAIMID a COMLIM. 1 -26 -92 SAND, TMAGI OA iMOROAMIC. Mort. roMcut urom itrrootmmi o -4- or tear. I HAVERHILL ST. sa aMa, rMOM 241.0• m 2s•o• a= is Rtcovn= 12- - .. I READING, MA 17 Drawing Title 26•0• am Lam 41.6•. am or RDenS 3-3/41• I.D., Dsr= 10.0• BORING LOG an or Cast= s, Dim 20.0• DYILL�I. RIM 2070 3R.. Dan stas2a a cORLTM. 1 -241-92 1 - Drawing. Number Alt Sawtat hove mn vlolwlty 4lwlflod by Its. 'URIMoa atbsrillao spsolflsd, Water la7ot4 .tad was atwarrad at- DOW tOtlm towels. firoa4 in risht hard "U n lndlata Durbir sf flaw ,.. 9( bxlnpa oral i not noce" ritr rspraesrt panaum Wood mur ro*dred to grlw twrlNab split saapIw A 6rlwa wabi 210 t0. wr(d.t }attire 30 India (*/-). f(euros In mllol3 to left (If ntsdl. lydirata robot'. of bloc t0 drive mine -or fart. wing 300 tb.: Nltht fatting 24 (rdws( -M. :l . OFJ? Town of Reading 16 Lowell Street Reading, MA 01867-2685 0 1 FAX.- (617) 942-9070 (617) 942-9043 January 13, 1992 Natale Ballantone 89 Main Street Reading, MA 01867 Dear Mr. Ballantone: The Town of Reading has been presented with a unique opportunity to acquire a new recreational facility. A benefactor has offered to build an ice skating facility on land provided by the Town or others. ' A siting committee has been appointed by the Board of Selectmen to evaluate options for siting the proposed facility. As part of that effort the committee was asked to explore the availability of appropriate private parcels and the potential for further private participation in establishing this new facility. The requirements for a site include a parcel size of 3.5 to 4 usable upland (dry) acres of land. In exploring private parcels we also used the criteria of; being in or contiguous to commer- cial areas, served by major roads and not displacing current residential uses. You have been identified as the owner of property which fits the criteria and is outlined on the attached graphic. The Siting Committee felt - that in order to do a complete job of examining all potential options for siting the facility we should at least inquire about the availability of your parcel and whether or not you would have any interest in becoming involved in the project. I should make it perfectly clear that we are talking about ac- quiring the land by gift or possibly by swapping for other Town- owned land. Our only request of you at this time is to indicate whether or not you have any interest. If not your property will be removed from the list of qualified parcels. If you are interested in discussing the project please indicate in writing or feel free to call me at 942-0641 (h) or 722-6162 (w). If we do not receive a reply by January 28, 1992 we will assume there is no interest on your part in pursuing this issue. 0 Ballantone - January 13, 1992 - page 2 Thank you for your consideration and we look forward to your reply. Town • i N 16 Lowell Street Reading, MA 01867 ®2685 S`I"I COR�OpP C FAX: (617) 942 -9070 (617) 942 -9043 January 13, 1992 Belmont Arms Condominium Trust 237 Main Street Reading, MA 01867 January 13, 1992 David Dooley 267 Main Street Reading, MA 01867 January 13, 1992 Aaren Dubitzky 2829 Indian Creek Drive Miami Beach, FL 33140 January 13, 1992 Marion Lester 1310 Main Street Reading, MA 01867 D Natale and Irene Bellantone 89 Main St., Reading,MA 01867 1 -21 -92 DEPT. OE ULN L SERv10ES 1'1.Iv1E Dear Mr. Hines: Thank you for your interest in our property in regard to an ice- skating facility. The fact that our home is situated on this parcel of land might be a complication even if we did consider a swap for other town -owned land. As you probably realize our home is listed on the town register of historic houses and might have to be Moved if this were to transpire..We are certainly not prepared for such an expenditure nor will we be in the future. Sincerely, U E JAN 2 3 1992 a TYLER & REYNOLDS PROFESSIONAL. CORPORATION COUNSELLORS AT LAW ONE BOSTON PLACE BOSTON. MASSACHUSETTS 02108 TELEPHONE 617. 523.6550 TELECOPIER 617-523 -2157 March 13, 1992 Mr. Peter I. Hechenbleikner Town Manager Town of Reading Town Hal 1 16 Lowell Street Reading, MA 01867 Re: Haverhill Street Nike Base Site and Ice Skating Rink` Dear Peter: In connection with the proposal to locate an ice skating rink on the Haverhill Street Nike Base Site (the "Site ") , several concerns have arisen relating to access from Haverhill Street, necessary Town Meeting action and the applicability of zoning to the project. I respond to those concerns as follows: \ A. Access to the Site As has been discussed on several occasions, there has always been some question as to the Town's rights to or interest in the access way from Haverhill Street to the Site. After extensive review of the title, I believe that the Town already has an interest in the access way by fee or prescriptive easement which would allow it to be used for a ice skating rink by virtue of both the chain of title which culminated in the conveyance of the Site from United States of America to the Town of Reading and by the Town's prior use of the access way. However, these access` rights are not explicit, and arguments can be made that the underlying fee rather than being in the Town remains either in the heirs of Charles I. Nesmith or in the current abutters to the access way. In either event, however, I believe.the Town still has access rights which would enable it to be used as an access way for an ice skating rink or other Town purposes. If the fee to the site were not to be viewed as in the Town,- then it is more likely that fee would be viewed as in the heirs of Charles I. Nesmith. To that end, Attorney O. Bradley Latham has located Mr. A. Lawrence Doiron who I understand to be ;the sole lineal descendent of Charles I. Nesmith and Edna M. Nesmith, and Mr. Doiron has signed a deed conveying his right, title and E TYLER 8c REYNOLDS PROFESSIONAL CORPORATION March 13, 1992 Page 2 interest in the access way to the Town of Reading. I recommend that this conveyance to the Town be accepted by.Town Meeting regardless of whether an ice skating rink is ultimately built on the Site, since it will further establish the title to the access way in the Town. B. Required Town Meeting Action The Site was acquired by deed dated August 8, 1966 pursuant to the vote of Town Meeting under Article 7 of the Warrant for the December 16, 1965 Town Meeting. Neither the deed to the Town nor the vote preceding it places any restrictions upon the use of the Site or places it in any board's care, custody and control. Therefore, under G.L. c. 40,* S3, it is under the Board of Select- men's care, custody and control. Pursuant to said Section 3, the Board of Selectmen are authorized to lease "a public building or part thereof" for not more than ten years. After discussions with the Attorney General's office, we have concluded that by virtue of the explicit reference to leasing "public buildings", the leasing of vacant land requires Town Meeting action. The Attorney General's office and I have concluded that there is no need to transfer the care, custody and control of the property from the Selectmen for general municipal purposes to themselves for this potential lease. Further, it has been the Town's . practice to have Town Meeting accept substantial gifts to the Town. Therefore, I have prepared a proposed Article which accepts Mr. Burbank's gift and also authorizes the Selectmen to enter into a lease for the ice skating rink. This all requires a majority vote. The Article sets forth some of the terms of the lease, but Town Meeting should understand that the Selectmen will have full power to negotiate the terms of the lease in detail. C. Zoning Since the site is located in a residential S-40 zoning district, concerns have been raised as to whether a building to be erected by a non-profit organization on Town land would be in violation of the Zoning Bylaws. Section 4.1.1. of the Zoning Bylaws constructed or formerly used for public which is owned or controlled by the Town upon which the said building is located, owned by the Town shall be excluded from Zoning By-laws." R states: "Any building or municipal purposes of Reading, the land and all adjacent land the provisions of these TYLER Sc REYNOLDS PROFESSIONAL CORPORATION March 13, 1992 Page 3 To my knowledge, historically, this provision has been held to exempt all Town buildings and land from both the use and dimensional requirements of the Zoning Bylaws. (By way of exam- ple, I am advised that several of the Town's schools, the D.P.W. facility and the new Fire Station do not comply with all of the use and dimensional terms of'the Zoning Bylaws.) A potential argument against this exemption relates to the use and ownership of the building. Pursuant to the authority of Ballantine v. Falmouth, 363 Mass. 760 (1973), it is clear that the Town has general municipal powers to lease excess property and that it can be leased to a private or non - profit organization for public or municipal purposes which the Town could carry out on its own. Therefore, an ice skating rink should be construed to be for "public or municipal purposes ". Since the building will be subject to the lease, as a minimum it should be viewed as being "controlled by the Town of Reading "; and since the building attaches to the land, it can indeed be viewed as a building which is "owned" by the Town of Reading. Thus, there are several rationales as to why this building is excluded from the purview of the Zoning Bylaws. I hope this answers the questions you and the Selectmen have with regard to this matter. If you have any further questions, please do not hesitate to contact me at any time. Very trul. yours, H Theodore -Cohen HTC /cf l E SENT BY: TYLER AND REYNOLDS 121-18-91 4: 2 P 61?5232'157-L-MBTA 1-90/1 —93 PROD, ; tl 2 TYLER& REYNOLDS P061PCASICNAL CORPORATION COUNSELLORS AT LAW ANC BOSTON PLACE BOSTON, MASSACHUSETTS 02108 T96tpMoxg W7.322-6aac 71KL9C0Fk11tN 617. 523-2157 Xr. George V. Hines, Chairman Ice Rink Siting Task Force Town of Reading 16 Lowell street Reading, KA 01867 41-3 r-WT-W; f7m -tv 164 Dear George: December 18, 1991 SENT BY' TYLER AND REYNOLDS ; 12 -18 -91 4: 0PM ; C, 1 ?523' 15 ?aMBTA I -9'� - I -93 F'ROJ.: # E r, TYLER & RISYNOLDS PROTtSSION.LeeAroR. -�ov December I8, 1991 Page II. Haverhill Street Access Way Title to the access way from Haverhill Street is, however, unclear. The title examiner has been unable to locate any deed which grants that access way to anybody. We have researched titles to the abutters who presently are Arthur E. and Beverly A. O'Brien on the southerly side of the access way, and David J. and Roberta P. Maillett on the Northerly side of the access way. Each of the abutters' deeds describes one side of their property as by the "Roadway to Reading Rifle and Revolver Club" which is how the access way is shown on two plans prepared in 1949 and 1954 for Charles I. Nesmith. in general, if a property owner owns by a "way" he owns to, the center line of the way, unless the grantor owns other abut- ting property or unless the instrument evidences a different intent by an express exception or reservation. This is why the title examiner is continuing to look into the history of this access way to determine when it was first conveyed, whether there were ariy reservations in the deed and whether the grantor re- tained any other abutting land. It should be noted that even though the deeds reference the roadway to the Reading Rifle and Revolver Club, the Town on April 8, 1968 granted to the Reading Rifle and Revolver club a Deed of Easement over the existing roadway leading from Haverhill street. This was done pursuant to Town Meeting vote taken on March 21, 1968. Notwithstanding the question of who actually owns the fee in the access way, I believe the Town has rights in it. In general, an existing way in a Town is not a "public" way unless it has become public by one of three means: (1) by a laying out by a public authority in a manner prescribed by statute; (2) by prescription; and (3) prior to 1846, by a dedica- tion by the owner to public use which dedication was permanent' and unequivocable coupled with an express or implied acceptance by they publics. Since 1846, however, a public way can only be created by laying out in the-statutory wanner or by prescription. F'®zLri V. Middleborduah, 7 Mass. App. Ct. $0,83 -84 (1979), tteyeld v. Hay rhiil, 12 Mass. App. Ct. 859, 876 - 877`(1981).; It is conceivable that there was a dedication and an accep- tance of this access way as a public way prior to 1846, but lacking that, I believe the Town has rights to use it at least by prescription. pursuant to G.L.c. 187, S2 and Massachusetts camas law, an easement by prescription can be obtained by use which is E SENT BY: TYLER AND REYNOLDS ; 12-IFf-91 4::31PM ; 6175232157-)MBTA 1-90/1-93 PROJ.;t4 4 TT`L:E:M & REYNOLDS PROPC•610NAL C54boa.1,04 I trust this provides you with information you and the Task Force need to continue evaluating the feasibility of the Nike Base site. As soon as I receive a final report from my title examiner, I will update this information as necessary. If you have any further questions, please do not hesitate to contact me at any time. HTC/cf W Very tru:�� yours, V iTheodorKeCoj own ot'Reading - 16 Lowell Street Reading, MA 01867 -2683 js�9•' ►K�ORQ�4�� FAX: (617) 942 -9070 COMMUNITY DEVELOPMENT %L7 o7\ n ^ --- - MEMORANDUM To: Ice Rink Siting Advisory Committee From: Jonathan Edwards, Town Planner�f�, Sub.j: Information on Alternative Sites Date: December 16. 1991 In response to the recent request of Mr. George Hines,, Chairman of the Ice Rink Siting Advisory Committee, I have assembled the following information about sites which may possibly be suitable for the proposed Ice Rink but which have not yet been reviewed:i I. Walkers Brook Dr ;ve• The Star Enterprises property on Walkers Brook Drive near the Wakefield line contains a gas station (Texaco)' and 'a small office building; this property. Map 46 Parcel 6, contains 1.83 acres,( almost all of which is upland (i.e. not wetland). The buildings, the front setback, and that portion of the parcel to the rear of the buildings needed to accommodate required parking, together occupy 1.0 acre, leaving 0.8 acres of the property which could be severed and possibly combined with adjoining land for other use. Between this property and the* railway tracks is a Town' -owned property, Map 46 Parcel 4, which has an area of 3`.8 acres with a 20 foot frontage on Walkers Brook Drive between- the Star En- terprises land and the Wakefield line. Unfortunately, according to our maps, this 'Town- owned land is all' wetland (except for 0.12 acres at the immediate frontage). Thus, assuming these maps at all indicate the true extent of wetlands, this site would have to be ruled out, because the Star En- terprises land or a portion thereof, even if combined with the frontage area of the Town -owned parcel, would not be large enough for an Ice Rink as contemplated. I recommend that the Conserva- tion Administrator be asked to check the site to determine the actual extent and value of the wetlands on this site... I I.. Austin Pr nara my School Property: A map is attached showing the Austin Prep property and adjacent Town -owned lands. Much of these properties is shown on the Zoning Maps as being in a floodplain, shown as being defined by the 85 -foot contour line. However. schematic information on file with the Conservation Commission shows that the actual.extent of wetlands (and floodplain) is defined by the 78 -80 -foot contour L, line. especially in the western Darts'of this area, and is there- fore narrower along the Aber., Jona-River course than the floodplain shown on the map indicates. The attached map indicates this Con- servation information in a .general manner. More detailed on-site investigation by the Conservation Administrator would be needed to determine the actual limits of wetland and floodplain. In combination with adjoining RMLD and other Town-owned lands and possibly with a privately owned vacant parcel (Map 97 Parcel 35), there may be several locations in this area worthy of investiga- tion as to an Ice Rink site. Access, other than the main entrance, may be possible from Lowell Street via Causeway Road through Parcels 12 (Austin Prep) and 10, 11, 13, and 15 (Town- owned) shown on Map 119. These parcels, in combination with Par- cel 1 of Map 110 (Austin Prep), could be a linear site, generally at a lower elevation than the Causeway Road houses. Other access corridors -could be from Selfridge Road through an undeveloped right-of-way Just south of the Main Building, through Privately owned land from West Street to the southern Austin Prep boundary, and from West Street through RMLD land between the wet- lands and the rear property lines of parcels fronting on Catherine Avenue the rear portions of a couple of these parcels may be needed depending on where the actual wetlands boundaries are) . III, Town-Owned Land West of West Street: Another attached map shows an 8.3-acre parcel to the west of West Street almost next to the Wilmington line. This is Parcels 20 and 21 of Map 96. 1 believe that this land is assigned to the RMLD but the assessors records simDly show it as Town-owned. The Zoning Maps indicate that the largest part of this property is in floodplain, which is conf iaured as to block access from West Street to the higher portions of the D in the rear. However, the actual extent of wetlands on the site may be less, such that as much as about. six acres may be legally useable. This should be checked out in detail by the Conservation Ad- ministrator• The rear acre (in the northwest corner of the par - cel) is shown as bedrock on the geological maps, and the topog- raphy is steep in this Dart of the site-. Never-theless, this par- cel may contain as much as 4-1/2 suitable acre-s, with achievable access from West Street along the northern boundary of the site. The ' site is bounded on the south by a 17.7-acre tract owned by the Reading Open Land Trust, and it is bounded on the west and north by lands of the proposed Inwood Park office complex. IV. 212tt2- AdJoining CL)mmerciai Area The attached copy of Master Plan Man 14 "Commercial Areas" shows -fives Possible Drivately owned sites in or behind commercially ,zoned areas of Town. Table 1 attached shows information obtained from Assessors records aboUT. each site and its constituent C properties. Some of these sites are vacant, and others contain a small amount of existing development, as indicated on the table and in the following discussion. The following general criteria were used in selecting these potential sites: 1. Useable size (parcel size and extent of uplands), 2. No residential displacement, 3. Adequate and appropriate potential access, 4. Reduced likelihood of potential neighborhood impact, Tract A: This tract* consists of 3.6 acres, in two parcels under common ownership, comprising the interior of the block bounded by Main. Hopkins, and South Streets. Except for the westerly 117 feet of depth. the tract is residentially zoned and is surrounded on three sides by houses. The front of the tract contains one house. with a barn. which could be separated off. Frontage on Main Street is narrow (56 feet) between two commercial' uses,. Traffic is heavy on this portion of Main Street, and the inter-_ sections of Main with both 'South and Hopkins have poor levels of service. Assessed value equals $65,000 per acre. Other uses of this tract would be for residential or for low - density residen- tially scaled office. Tract B: This tract consists of 5.4 acres of land 4.7 acres of which are upland, and is composed of two parcels: a large tract the>fronT• of which is commercially used and zoned and the rear of which is vacant and residentially zoned: and the vacant rear portion (zoned single- family residential) of the condominium Parcel ad- joining parcel to the south. This tract is screened by wetlands from residential properties behind on Cross Street. and Shackford Road. The tract would have approximately 175 feet, of frontage on the easterly side of Main Street. Assessed valuation per acre e«uals $98.000. This tract could have extensive value for the Town as commercial and office. Tract C: This tract consists of one parcel with 6.1 acres, of which 4.2 acres are upland, fronting (850 feet) on Salem Street immediately west of the commercial (REI & Registry) properties near the Rte. 14'9 /Rte. 128 rotary. This property is vacant, and is residen- tially zoned. An unsuccessful attempt was made in 1980` to obtain a Special Permit to put• a nursing home on this land. While aC busy major street, Salem Street. would have sufficient capacity to accommodate Ice Rink traffic-_-.. Assessed valuation equals '$34,000 per acre. (Dther uses would be retail commercial or PTTh office. , Tract D: This tract is about six acres of a 10.05 -acre parcel behind Main and Franklin Streets. Of these six acres. -about 5.2 acres are upland. Access could be from both Main (140 foot frontage) and Franklin (114 feet) Streets. The property is residentially zoned, except for a small portion immediately fronting on Main Street. This property is subject to Chapter-61 restrictions (see attached excerpts), having been placed thereon by the owner. These restrictions have to -do with retaining the property as un- developed woodlands. in return for tax deferral. Accordingly, if this property were to be sold for development, the Town has f irst-riaht-of -ref usal - to purchase it; and if it is sold to a private party for development, that private party would have to pay all deferred taxes on the land. If the land is sold to the Town for non-Conservation or non-forestry purposes, no such back taxes would be due, provided that the bulk of the site were to remain unchanged in development status: if four acres around the existing house were to be retained by the current owner with otherwise unchanged status, and at least 1.2 acres of the six that could be purchased for ice-rink purposes were left un- developed or transferred to Conservation (for instance, added to the adjoining KUrchian Woods Conservation land). Various legal ramifications would have to be clearly checked by Town Counsel to ensure avoidance of Chapter-61 problems in detail. Assessed valuation (tinder current status) equals $10,100 per acre. Other uses of the land would be either retention in its present status or as residential (conventional or preferrably cluster). Tract E: This tract consists of 8.5 acres, 4.3 of which are contiguous uplands. on Franklin Street next to Marshall's store at Main and Franklin Streets. This tract is residentially zoned, and con- tains one "house" (the Ship), which used to be a restaurant. With proper modification. and direction of traffic toward Main Street, this portion of Franklin Street could accommodate normal Ice Rink traffic. The front Parcel, containing the Ship, was granted a now-expired Subdivision approval for two additional lots. I have heard that the Somerset Nursing Home had recently investigated acquiring the rearmost of the lots in this tract for use in part for added parking for the nursing home. Assessed valuation of this tract equals $29,000 Der acre. Other uses Would be residential (conventional or pre-ferrably cluster). cc: Town Manager Conservation Administrator N Table 1-- Background about Privately Owned Sites in acres: in dollars: lot, Assessors tc)ta1 upland assessd dvind/ tract. no. man /rjarcel sizF size valuatn undvl T3d** A. 1 6/24 3.4 3.4 230,100 R 2 6/8 i). a 0.2 4.000 U total 3.6 3.6 234,100 =65, 028 /ac. B. 1 27/6 4.0 3.5 438,200 C 2 27/5 nt. _1.4 1.3 89,500 U total 5.4 4.6 527,700 =97,722/ac. C. 1 92/14 6.1 4.2 206,500 U =33.852/ac. D. 1 210/1 pt. 6.0 5.2 60.600 tJC \ -10, 100 /ac. E. 1 224/3 2.0 2.0 145,800 R 2 224/3A 0.9 0.9 30.800 U 3 224 /4 5.6 1.4 70,600 tJ = 29.082/ac. assessed vaivaT.ic1: r,er• ac--re is figured on total acreage, including wetlands and uplands. assessed valuation Der partial parcel is extrapolated from _eE,,i i(ir_ . valuation figures, adjusted as to whether or riot a building is contained on the relevant, portion. r-,ote: letter codes i.ndicar.,° the following: U--undeveloped - UC -- undeveloped. Charter -61 restrictions R-- developed residential C-- developed commercial M ' ►�� ` � � ��� ��',�� % � � �'�! � : ♦moo �� • ^ , ♦ ;�� gip'► �'�•�•��t IW Or TA �I'1��'7�'f a �,�r""�'ij•�• �,_ _ � � ��,• � ; 4p 44 � � 0 fl fl 0 J POO A rl 7. 31 . N4 ,V'13 b b b t QL O •II ". *1c •. Y g � Fr �I -tom• , CQ CAL Cr4zs CIO ✓ - _ % - . L Y -,v t Reading iLown P Reading, Massachusetts 01867 -2693 s�9 :1 cov, PVo (617) 942 -0500 DEPARTMENT OF COMAIUNrrY DEVELOPME: 16 LOWELL STRE MEMORANDUM To: Ice Rink Siting Advisory Committee From: Jonathan Edwards, Town Planner Subj: Responses to Inquiry for Site Information Date: November 29, 1991 Ref: Your Memorandum of November 14, 1991 Haverhill Street Nike Site: Status of access road: I have referred this question to Jeff Gould of Town Counsel's office. In addition see attached memo from Land Bank Committee. ( i Potential Property Division: If the property were divided, state and local wetlands regulations would apply whether the land remains Town -owned or not. In addition, the provisions of MGL Chapter 21 "'E would apply as to the particular parcel. If the new parcel were dis- covered to have 21E issues, they would have to be corrected for that parcel; if the remainder of the parcel had 21E issues but this parcel as divided from it were proven not to have 21E issues, the new parcel would not be held "hostage" to any 21E issues of the rest of the original parcel. However, positive proof through certified investigation would need to be provided. Traffic: Haverhill Street north of Charles Street- carries` ap- proximately 9700 vehicles per day; south of Charles Street approximately 7500 vehicles per day. AM Peak hour traffic equals 8.2% of daily. volume, PM Peak hour equals 9.1%. The intersection of Haverhill and Charles Streets is unsignal- ized and operates at an AM Level of Service (LOS) of D (long delays) and.a PM LOS of E (very long delays). An LOS of C is considered acceptable, that is, not in need of corrective measures. This intersection is not classified as a high- accident location, having a negligible rate of accidents per ( , Million Entering Vehicles (MEV). A copy of Master Plan Map 11 is attached, showing Town -wide traffic volumes and problem intersections.= E Birch Meadow: Traffic: The September 1990 traffic data from the Town-Wide Traffic Study shows 2300 vehicles per day on John Carver Road between Intervale Terrace and the Birch Meadow Drive curve., and it shows 1900 vehicles per day on Intervale Ter- race and 2000 vehicles per day on Forest Street east of Grove Street. AM Peak hour volumes are high relative (markedly above average) to total daily volume: 11.3% on John Carver, 14.7% on Intervale, and 12.0% on Forest; PM Peak hour volumes are somewhat above average, being 9.6%, 9.0%. and 10.0% respectively. In September of 1991. DPW conducted a traffic count on John Carver Road at the intersection with Intervale Terrace; as I recall.-the figures, they had increased to approximately 3300 vehicles Per day at this location. The Lowell Street/Willow Street/Grove Street/Intervale Ter- race intersection is signalized and has a moderate accident rate (0.9 per MEV) and operates at an AM LOS of B and a PM LOS of D. Legal Status of property and any deed restrictions on use: I have referred this matter to Jeff Gould. This property is lo- cated in an S-10 Zoning District (10,000 sq. ft. minimum lot size, 80 minimum frontage; other dimensional controls the same as S-40--see Nike Site). Birch Meadow Drive is an ac- ceptable street for frontage Purposes. Batchelder Field: Status of Property: I have referred to Jeff Gould as to any deed restrictions on the use of the property. It is located in an S-20 Zoning District 20,000 sq ft minimum lot size 120 feet of frontage; other dimensional controls same as S-40 (see Nike Site) . The Master Plan indicates this property as the most feasible Town-owned property for additional cemetery use. This is based on location, size, being outside the Aquifer Protec- tion District, and having adjoining private vacant land which if needed could be purchased through Cemetery Trust Funds, and by the fact that other adequately sized Town- owned lands are not as suitable for cemetery purposes, others being too small, in the Aquifer District (requiring costly vaulting and sealing), unsuitable in soil or other subsurface conditions., etc. Traffic: Franklin Street east of Pearl Street carries 4000 vehicles Per day, with a high AM Peak of 12.0% and a PM Peak of 9.3%. The Franklin S treet/Haverhill Street intersection is unsionalized and ha: -in AM and a PM LOS of E (very long E CI delays); and the Franklin Street /Main Street intersection while signalized, has a 11i.ah accident rate (l:9 per MEV) . Because of its width and horizontal and vertical allign- ments. Franklin Street's carrying capacity, despite its relatively low traffic volume. is quite limited. General: Data available to assist in determining impacts of values of ad- .joining or nearby properties does not objectively exist in Town records. While definitely a legitimate concern, this is primarily a subjective consideration, and such impacts are often exaggerated in connection with fears of effects of proposed projects. Generally speaking, if the perceptible spin -off im- pacts of a project are slight.. its adverse property -value effects are in fact non - existent or negligible. Such impacts are greater in proportion to the perceived change in an area from either ex- istin.- conditions or the remembrance of earlier (usually thought of as better) conditions, and the value - impact, if any, of such change tends to recede relatively quickly over time after 'a project is finished and operating. Potential real negative property -value impacts are related to two basic factors: direct impact on abutting' property through such conditions as visual impingement.. noise, fumes, drainage, and the like: and indirect and more widespread impact from increased traffic, particularly if additional traffic loads occur during peak hours or during evenings, nights. and weekends when ` resi- dents are home. The best actual indicators of poten-i.ial real adverse` property value impacts can be. obtained thr<_�uoh analyzin)L7 't.)ie experience caused by the development of a similar facility in comparable Towns. Xc: Town Manager E November 25, 1991 From: Land Bank Committee g.5uql�. To; Jonathan Edwards C.P.D.C. SUBJECT; Haverhill Street Nike Site You were looking for some information about this property. Here are some items that may be helpful. Assessors, Plat 171, with information about these lots 1, 2 and 3. Lot 1 shows Book 11189 Pages 431/435 8-16-1966. The engineering Dept. has a copy of this deed, and they are drawing a plan using this information of individual parcels mentioned in the deed. The Special Town Meeting held on 10-16-1967 covers a vote transferrir4g the lot of 7.9 acres to the Conzervation Commission. This was recorded 6-28-1976 in Book '.13003 Page 604. O® The Reading Rifle and Revolver Club were deeded 9.0 acres on Lot 3 in Book 12039 Page 143 on 7-20-1971. Town ldeetinE on April 15, 1967 voted an instructional motional moved oy QarlStinaon for the Selectmen to "affect a survey of the so-called Haverhill Nike Site property----to determine what easements of rights-of-way---" The Selectmen were to come back at the next Town.Vleeting with this information, but there seems to be no record that this motion was handled by the Selectmen at that time, or since--until recently. Town Meeting voted on 3-21-1968 to draw a deed from the Town of Reading to the Reading Rifle and Revolver Club,Inc. givinE., the Club the right to use the right of way from H.4verhill Street to the property of the Club. Assessors' Plat 167 shows A "way" coming from Haverhill Street with a width of 30.65 feet, plus of minus. This "way" was not included in the deed covexi.arr:; the purchase of the Nike Site. the ownership and detail regarding the description of this lot is a basic problem to be resolved. Enclosure: Copy- of 2lat 171 with various itei;s- detailed. E 2 ,, s� o o. 'f.bj��pAareS a PLAT 173 PLAT 169 Fi Ler` -1 197 &p� i& -44'° 7 . 29454 ,fit JAY - AfS IS. 1.77 Acres (/ N o �. l/l 9 to Q,N - 1�-�,� 3 PLAT 167 L•" .WSJ 9 0 AG re S Lo yZ A 1 o ' _ / Ld :� 11 • /f � ro a asg z` PLAT o, PL, 170 OF RFgo'� of Reading n 16 Lowell Street Reading, Na 01867 -2687 639;INC0 R404r PUBLIC WORKS' FAX: (617) 942 -9070 (617) 942 -9076 MEMORANDUM TO: George V. Hines, Chairman Ice Rink Advisory Committee FROM: A.V. Fletc E. DATE: November 21, 1991 RE: Site Information Cost estimates, with drawings, have been forwarded previously. Additional information as requested: Nike Site Utilities: Electrical service will have to be renewed, and increased.' Access Road: poorly paved, narrow. Established Road: Haverhill Street is a major primary road. Borings: Not available at this time. Birch Meadow Utilities: Conservation Commission under Article 32, will have to assess runoff when total impervious area is determined`. Borings: None available Batchelder Field Utilities: Off site utilities are adequate. Franklin Street: Narrow (24'- paved) with littleor no walk area. Site entrance would be on curve. Not ideal. AVF:cmk E • r_ff'1 I own of Reading 16 Lowell Street i, Mfr, Reading, MA 01867-2685 FAX- (617) 942-9070 (617) 942-9043 I IV 10 Y, to] 11404 4 I III y. TO: Peter Hechenbleikner, Town Manager FROM: George Hines, Chairman 1/k Ice Rink Siting Advisory Committee DATE: November 14, 1991 RE: Site Information The Ice Rink Siting Advisory Committee has quickly focused on the potential sites for the proposed skating facility thanks to the- assistance of staff members. The Committee would like to request information for the sites as follows: Haverhill Street Nike Site - Estimate of water and sewer connection costs - Capacity of other utilities - Status of access road - Adequacy of the established road - Estimates of cost of structures demolition - Feasibility of dividing the property re regulatory issues - All available traffic data - Existing boring data - Any data available to assist in assessing property value im- pacts Birch Meadow - Estimates of water and sewer connection costs - Capacity of other utilities (including an assessment of drainage issues - All available traffic data - Legal status of property (in the Field House area) - Existing boring data Any data available to assist in assessing property value im- pacts Bachelder Field - Estimate of water and sewer connection costs (including any requirements associated with tying into gravity system) S Hechenbleikner - 9/14/91 - page 2 - Capacity of other utilities - Assessment of the adequacy of Franklin Street as access 1 - Status of property (especially regarding status of designa- tion and cemetery development) - Any data available to assist in assessing property value 'im- pacts To the extent this information is readily available it would be helpful to the Committee in our evaluation of the sites. If you are aware of any other available data applicable to these sites which would help the Committee fulfill our charge from the Selectmen it would be appreciated. OFR rin 0 V1. Town of Reading 16 Lowell Street 4 .4 Reading. MA 01867-268 PUBLIC WORKS FAX.- (617) 942-9070 (617) 942-9076 MrMr)P AVnTTM TO: George Hines, Selectmen FROM: A.V. Fletcher, P.E., Director of Public Works DATE: November 18, 1991 RE: Skating Rinks Attached is a cost proposal for Batchelder Field and the former Nike Site. I must ask for further guidance on Birch Meadow. You will notice on the drawing that Rink #1 lies right over the water line supplying yard hydrants and a swimming pool. This also eliminates a great deal of parking. Rink #2 is placed over the practice football field where there is an extensive sprinkler system. You may or may not be able to miss all this interference if the building is laid out as I have laid it out in pencil, however, even the proposed Rink #3 would blank out the practice softball field. Please advise. AVF: cmk Attachment E Table L -2 (continued) Undeveloped /Unimproved Lands: property acreage Town of Reading: General: 1. Town Forest 291.10 of Reading: 2. Landfill 33.31 3. Mill Street (Water) 18.60 4. Revay Swamp 18.50 5. Beverly Rd. (Water) 16.10 6. Haverhill St. Nike 15.20 7. Dividence Rd(School) 11.60 8. Bear Hill Nike 10.14 9. Causeway Rd. (RMLD) 9.23 10. Criterion Rd. (Park) 8.80 11. West Street (RMLD) 8.33 12. Walkers Brook Drive 4.27 13. Oakland Road (School) 4:60 14. South St /Old Farm Rd. 2.74 15. Norman Rd /Torre St. 2.22 16. Salem St /Johanna Dr. 1.50 17. Willow St. (Water) 1.21 18. Upper Main Street 0.97 19. Line Road 0.97 20. Willow Street -east 0.92 21. Lothrop Rd. (Water) 0.73 22. Track /Line /Harvest Rd 0.69 23. Knollwood Rd (north) 0.62 24. Colburn Road 0.50 25. Pearl St /Audubon Rd. 0.31 26. Wilson /Pleasant 0.26 27. Curtis St /Route -128 0.22 28. Pearl St /Audubon Rd. 0.19 29. Munroe Avenue 0.19 30. Fairmount Road 0.13 31. Green Street 0.12 32. Pearl /Charles Streets 0.10 33. Linnea Lane 0.07 34. Sturges /South Streets 0.05 35. Cross Street 0.05 Meadowbrook C.C. total 465.58 State -awned lands: S1. MBTA /Revay Swamp 18.50 S2. Route 128 /Stoneham 9.85 S3. MDPW /Lowell Street 3.67 total 32.02 -7- property acreage Town of Reading: Conservation Lands: A. No. Cedar Swamp 429.*10 B. So. Cedar Swamp 158.85 C. Timberneck Swamp 103.76 D. Bare Meadow 84.51 E. Kurchian Woods 44.37 F. Pine Vale 17.35 G. Maillet 16.93 H. Thelin Sanctuary 12.11 I. Conserva 10.37 J. DiCenzo 6.47 K. Aberjona /Longwood 4.30 L. Querolo. 3.70 M. Schneider Woods 2.68 N. Aberjona /Woodland 1.23' O. Mill Street 0.89 P. Governors Drive 0.87 Q. Criterion Road 0.14` total 897.63 Total, Town- owned: Generale_ 465.58 Conservation 897.63` total 1363.21 Quasi- Public: Reading open Land Trust: 01. West Street 17.74 02. Ipswich River 32.20 03. Haverhill Street 6.50 04. Main Street 2.15 05. Evergreen Road 1.30 06. North Street 0.57 07. Randall Road 0.42 total 60.87` Private Agricultural (Chptr -61) and Recretional Lands: Pl. Meadowbrook C.C. 138.90 P2. Reading Rifle Club 52.88 P3. Longwood Farm 46.20` P4. Spence Farm 16.60 P5. Lester Woodlot 10.05 P6. Camp Rice- Moody - 8.02 total 272.65 Table L -2 (continued) Developed properties: Birch Meadow property acreage Town of Reading: Rll. Public Facilities: R12. R1. Town Hall 1.28 R2. Library 1.88 R3. Police Station and R15. High School Old Fire Station 0.52 R4. New Fire Station 0.61 R5. Westside Fire Station 0.25 R6. DPW Garage 6.62 R7. Bear Hill Water Tank 0.86 R8. Auburn St Water Tanks 0.84 436.62 total 12.86 Schools: R9. Birch Meadow 8.57 R10. Barrows 7.67 Rll. Killam 7.28 R12. Joshua Eaton 5.16 R13. Parker Middle 16.16 R14. Coolidge Middle 9.40 R15. High School 9.97 MBTA tracks total 64.21 R16. Pearl Street School 4.84 Housing Authority: R17. Tannerville 4.50 R18. Oakland Road 0.60 R19. Bancroft Avenue 0.29 R20. Pleasant Street 0.14 total 5.53 Municipal Light'Department: R21. Causeway Road 4.59. R22. Ash Street 4. R23. Haven St. offices 0.43 R32. total 9.43 Commonwealth & Federal: Joshua Eaton M1. Camp Curtis Guild 274.90 M2. Highways 124.00 M3. MBTA tracks 32.19 M4. MDPW Maint. Faclty 4.02 M5. MBTA depot parking 0.53 0.10 subtotal 435.67 U1. U.S. Post Office 0.97 111.29 total 436.62 Ian Property acreage Town of Reading: Cemeteries: R24. Laurel Hill 19.10 R25. Charles Lawn 17.80 R26. Forest Glen 4.61 total 41.51 Parks: R27. Birch Meadow 40.32 R28. Batchelder Field 37.14 R29. Memorial 12.27 R30. Sturges 7.38 R31. Washington 5.70 R32. Hunt Memorial 2.93 R33. Joshua Eaton 2.32 R34. Common 2.00 total subtotal 110.06 R35. Leach Park 0.69 R36. Haverhill /Charles 0.44 R37. Elm Park 0.10 subtotal 1.23 total 111.29 Parking and Streets: R38. Depot Lot 3.04 R39. Haven /Linden Lot 0.76 R40. Woburn /Haven Lot 0.61 R41. Union Street Lot 0.37 0.37 subtotal 4.78 Streets (aggregate) 606.00 Veterans' Orgtns total 610.78 Total, Town -owned 860.45 Institutional Properties: I1. Austin Prep. 43.78 12. YMCA 4.73 23. Colonial Chorus 0.89 I4. Quannapowitt Playr 0.37 I5. Fraternal Orgtns .0.71 I6. Veterans' Orgtns 0.40 I7. Churches 13.70 Total 64.58 11-A-1-1,11' i 0 r7 Ui_" 111--F Ali �1` 11_1`0__� F] 'g,-gg , -- --t- N �7 N r1 -77 FAX: (617) 942-9070 "0 WME DATE: ® of Readihg 16 Lowell Street 01867-2683 MEMORANDUM George V Hines, Chairman ; ! Ice Rink Siting Advisory Committee Donald Nadeau, Conservation Wetlands delineation at 317 NIKE base. February 11, -1992 Administrator ®/ TJ Haverhill Streetiform,er This is to confirm that on December 6, 1991 Mr. Williaw Jennings, Harold Hulse, and I inspected the wetlands at the cited location. I subsequently prepared a plan showing the observed wetlands on the site by green lines, and provided said plan to your committee via Mr. Jennings. -Please note that if an activity is proposed, or a formal Determination of the Wetlands is desired, a Request for Determination must be submitted and approved by the Conservation Commission. If you should have any questions, please me at 942-9016. G. P � It i V V i\ 0 t Wit Z-111,111-11 All u 000r;v 1;000, 04 -V Ix ff A I t I 0 iru Roo -Fid dAl r Date: Location: READING CONSERVATION COMMISSION Site In Time: am pm DEP No: Sign Posted? Y N Photographs: Yes No L -V t ) 51 Weather: -1lOu Sun Rain Snow Witnesses on visit: (Include address/ telephone number, if applicable) Person/s in charge: (Include address/ telephone number, if applicable) Activity On-going? Y List equipment witnessed in use: Sediment Controls Evident? Y N Haybales/Staked? Y N/ Y N Snow Fence: Y N Sediment Fabric: Y N Backfilling (at least*4") on haybales/sediment fabric? 'Y N / Y N Evidence of sediment in: bvw - Y N Drainage installed? Y N Violations/Problems/oEiEuD water body - Y N Protected by sediment barriers? Y N (-55Q - ;e A —0 C 5'/ 5, Signature: Title: Conservation Administrator 0,t G Conservation Commissioner VUIl.M1P16TOPd 0-,° ° _ - co a f O � o �fl ��O 1 .� /'•� \� \ fir' Q �(i�� ' :� � `i O 0 ce. 0 .? (' 00 � o U`3 o � ® / � ° o • Cm tk S 0 u q \ m ti F S . -� Jj ` tN +' - �BBATCN YAP 11 > I I iNC 1° 100 FEAT ' READING r 100 d00 00 a 900 V8[T PLANNING ) .. aana'a rS aaA �evaC % C� (� 0A R ® -f--L I 0� ss 9FjAlL 'GOT anoamCo oNmASaulastrTa coo�+nAlz >tr><Ttu V t lx co MATCH SHEET 11 SCALE: I INCH= 10 0 FEET 0 0 100 200 3Q0 400 j a -x'-92 IZ•YYt . L• O \_ O O 8 o 0 01 ` w s cot --,, - !✓,4 5A CONTOUR INTERVAL IS 2 FEET 50 DATUM IS MEAN SEA LEVEL 500 -FOO T GRID BASED ON MA SSACHUSETTS COORDINATE SYSTEM