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HomeMy WebLinkAbout2022-11-10-CPC-min 1 Minutes for the Community Preservation Committee 11/10/2022 Remote Zoom Meeting Meeting ID#: 825 0707 9802 Committee Members Present: Marilyn Fenollosa (Chair), Jeanne Krieger (Vice Chair), Kevin Beuttell, Bob Creech, David Horton, Lisa O’Brien, Bob Pressman, Mark Sandeen, Melinda Walker Other Attendees: Jim Malloy (Town Manager), Mike Cronin (Director of Public Facilities), Carolyn Kosnoff (Assistant Town Manager for Finance), David Pollack (First Parish Church), Sarah Morrison (Executive Director, LexHAB), Lester Savage (Director, LexHAB), Sandhya Beebee (Capital Expenditures Committee liaison), Mark Manasas (former member of the Stone Building Feasibility/Re-use Committee), Jeff Howry (former member of the Stone Building Feasibility/Re-Use Committee), Nancy Sofen, David Bove, Sabine Clark, Elaine Ashton, Rosemary Trowbridge, Meg Muckenhaupt Administrative Assistant: Christopher Tierney Ms. Fenollosa called the meeting to order at 4:05. Stone Building Renovation: Jim Malloy and Mike Cronin presented a request for design funds for a Stone Building rehabilitation project. Mr. Malloy stated that in the last year to 18 months there has been a committee studying options for the re-use of the building. Mr. Malloy stated that the building is in a serious state of disrepair resulting from flooding due to a broken fire suppression system. This incident occurred a decade ago and has yet to be repaired, and the interior is gutted. Mr. Malloy then explained that the project funding will need to proceed in two steps: first, funds for design, and second, for construction at a future date. Mr. Cronin explained that since the Stone Building is a historic structure, there are specialized needs in terms of choosing an architect and contractors which will increase costs, especially in a municipal setting with prevailing wages. Mr. Cronin also stated that while an architect has not been selected yet, renovation and construction of non-historical structures costs around $1,000 per square foot, whereas the interior work of the Stone Building is expected to cost approximately $1,500 per square foot. This pricing, coupled with the square footage and the new construction planned at the back of the building, results in a conservative project cost estimate to be $10,000,000 with an additional $1,000,000 being estimated for design services. Ms. Fenollosa asked where Mr. Cronin came up with the $1,000,000 figure for design; Mr. Cronin stated that around 10% of construction costs are set aside for architects’ fees for design. Ms. Walker asked Mr. Cronin if the $10,000,000 can return the building to a useable state. Ms. Walker also asked about a change in footprint, sharing parking with the Waldorf School and 2 tree impacts of the project. Ms. Walker also asked about discussions with the neighbors. Mr. Cronin stated that discussions with the neighbors have not yet taken place but that many opinions will need to be heard before Town Meeting. Mr. Pressman mentioned that at a prior Select Board meeting it was stated that a staff member would be assigned to identify a non- profit that could utilize the Stone Building space and asked if a person been found to undertake that task. Mr. Malloy stated that he would be the person in charge of finding such an organization. Mr. Malloy also stated that he has not yet reached out to any potential organizations regarding their use of the building, largely because the building’s interior is in such a serious state of disrepair. Mr. Malloy also stated that once design work was underway, the Town would issue an RFP to see if any organizations would be interested. Mr. M alloy also stated that there was a desire for part of the space to be used for social justice issues and that the Town was interested in contacting Ibram X. Kendi and Boston University for that purpose. Mr. Pressman then brought up interest rates (5-6%) for potentially bonding the project. He mentioned that a 5-year bond with $2,000,000 in annual debt service would be crippling to the Committee’s finances in other funding buckets but that a 10-year bond could be more palatable. Ms. Kosnoff mentioned that there are different financing options and that the project does not need to be exclusively financed by debt. Ms. Kosnoff then reiterated that the Committee does not undertake bonds that go beyond 10 years. Mr. Pressman also stated that the $10,000,000 was troubling to him as an individual. Mr. Beuttell asked if the design phase was going to be split since a user for the building hadn’t been found yet. Mr. Malloy stated that he wanted the design phase to begin before the project is put out to bid and that bidders should be included in some part of the design phase. Mr. Creech then asked about the square footage of the building and how this square footage was spaced over floors. Mr. Malloy stated that there were two floors and a basement of around 1,600 square feet each and there was a 1,200 square foot addition spaced over two floors. Mr. Creech then asked if there were any precedents for the Committee to back such an expensive project. Ms. Fenollosa stated that the Committee has recommended at least two prior large appropriations, the Cary Memorial Building and the Community Center projects. Mr. Creech then asked about the state of parking near the structure. Mr. M alloy stated that there were no additional spots set aside for the Stone Building and that right now street parking is the only option. Mr. Horton asked if the Select Board determined what uses or tenants would be preferred for the building. Mr. Sandeen stated that the Select Board had heard some ideas and so far, the Board did not oppose any of them. Mr. Horton then stated that the current “build it and they will come” approach can only potentially attract tenants years down the line. Ms. Krieger stated that she was struggling with the spending on the design if there was no known use or tenant for the building and that the lack of a user will be a tough sell at Town Meeting. Mr. Malloy responded that this will be a tough balancing act but that since the Town owns the building, it is responsible for its rehabilitation, even though the Town has no municipal use for it. The building is insufficient for housing a town department on the basis of size and lack of parking. Ms. Krieger then suggested that the Committee could appropriate 3 funds for an outside consultant to help the Town identify a non-profit for using the building. Ms. O’Brien asked if the goal was to have the Stone Building project completed by the 250th anniversary of the Battle of Lexington. Mr. Malloy said that while that would be nice it would be difficult to meet that deadline. Ms. O’Brien then asked about alternative sources of funding. Mr. Malloy stated that that was a possibility but since alternative funding sources are presented with “strings attached,” the price could increase beyond any benefits. Mr. Sandeen asked Mr. Cronin about the square footage of the Cary Library and Community Center respectively. Mr. Cronin responded that the library had a footprint of 34,600 square feet and the Community Center had a 62,500 square foot footprint. Mr. Sandeen then stated that he was supportive of synergistic uses for the building but that the Select Board had not received a presentation with a dollar amount which, he said, was concerning. Mr. Sandeen also commented that since there is a lack of stakeholders, the Committee is getting ahead of itself. Mr. Pressman added his support to Ms. Krieger’s earlier suggestion of hiring an outside consultant by stating that the Committee routinely funds studies and that this would be a constructive use of funds. Mr. Creech then commented that there will need to be some type of arrangement with the Waldorf School in terms of parking and that a lack of parking could diminish the building ’s potential utility. Ms. Fenollosa asked about the future fate of the structure if these repairs are not carried out. Mr. Cronin again reiterated the state of disrepair that the building was in, including a leaking roof, single pane windows that are not flush in their sash and issues with the foundation that allows for water to seep into the basement, all in addition to the substantial damage incurred by the broken fire suppression system that flooded the first floor. Mr. Cronin said that while the structure is well built, it needs substantial work. Jeff Howry, a former member of the Stone Building Feasibility/ Re-Use Committee, commented about the building itself, originally built in 1833 with a 2 over 2 residence in the rear. Because the building is historic, any rehabilitation would have to comply with the Standards imposed by Secretary of the Interior. He also commented that in order for the building to be brought up to code, a second egress would need to be constructed. Mr. Howry also stated that the Feasibility / Re-Use Committee believes that they have a good design on hand and that these are extraordinary proposals. Mr. Howry then addressed the parking issue by stating that there is access to 12 spaces by lease and that there is a real need to build partnerships with other organizations. Mr. Howry mentioned both Follen Church parking and possible parking at Sacred Heart Church. Mark Manasas, another former member of the Stone Building Feasibility/ Re-Use Committee, spoke of the historical significance of the building, including its association with Ralph Waldo Emerson and use as a hub for abolitionists and suffragists and their marches for equality. Mr. Manasas also brought up the desire for this space to continue to be used for contemporary social movements as well as allowing people to connect to a period of Lexington’s history after the Revolutionary period. Ms. Walker asked about the plan that was originally drafted in 2009 and whether it could still be used in its current form. Mr. Howry stated that the Feasibility/ Re-Use Committee used this 2009 plan as a basis for recommendations but that groups desire smaller, more intimate meeting spaces. The space can 4 be used by multiple parties but many difficult decisions will need to be made. Mr. Cronin stated that the 2009 plan was not an initial phase of design but that the design phase can be broken down into ‘layers’ and that the $1,000,000 set aside for design would cover the entire project and not just initial drawings. Elaine Ashton commented that the Stone Building has been waiting for over a decade for these much -needed repairs. Ms. Ashton commented that the repair costs would have been much lower had these repairs been made immediately and that the historic significance of the Stone Building cannot be overstated. Ms. Ashton also noted that the Committee has an abundance of funds this year and that it is time: no one else will renovate, and if the Town cannot, that is concerning. After a motion was duly made and seconded the Committee voted by roll call vote (3 yeses, one of which was subject to additional questions being answered; -2 definite noes; -4 “waits”, one of which was tending to no) in a straw poll. There were no abstentions. Restoration of First Parish Church Clock: David Pollack of the First Parish Church presented a request to restore the 1869 E. Howard clock in the church’s steeple. The restoration would incur a cost of $16,000, of which $12,000 would come from CPA funds while the remaining $4,000 would be raised privately. The funds would not be utilized for maintenance and upkeep; that is done by the church. Mr. Pollack stated that the church is a major presence on the Battle Green and that the goal of the church is to have the restoration of the clock completed before the 250th anniversary of the Battle of Lexington and associated celebrations. Mr. Pollack also reminded the Committee that no CPA funds have been used to repair the building before. Ms. Fenollosa added that she had spoken to Town Counsel and that he stated that as a result of the Acton case, there were no issues in using municipal funds to restore a religious building as long as it would not be used to restore or procure anything with explicitly religious imagery. Mr. Pollack noted that in 2021, the latest year reported in the CPA Projects Database, 39 church restoration projects received CPA funds. Of these 39 projects, two involved extraordinary clock repair: • Repair and restoration of the 1909 Seth Thomas clock located at First Congre gational Church in the historic center of Hadley. The CPA grant awarded was $13,500. • Restoration of the clock, bell, and bell tower at the Church on the Hill (1806 Meeting House) in Lenox, MA. After a motion was duly made and seconded the Committee conducted a roll call vote (8-0-0) in a straw poll to support the project. Before the vote, Mr. Horton recused himself, citing his membership of First Parish Church. Ms. Fenollosa then declared that an Executive Session was warranted under Exemption 6, to consider the purchase, exchange, lease or value of real property, as the discussion in an open 5 meeting might have a detrimental effect on the negotiating position of the applicant, and, at its end, to return to Open Session to complete the items on the Agenda. The Committee conducted a roll call vote (9-0) to enter into Executive Session for that purpose. Sandhya Beebee (Capital Expenditures Committee liaison) joined the Executive Session. Minutes: The approval of minutes from 10/20, 10/27 and 11/03 will be postponed until the next meeting. Committee Business: The next meeting of the Committee will be Thursday, November 17 th beginning at 4:00 over Zoom. After a motion was duly made and seconded the Committee voted by roll call vote (9-0) to adjourn the meeting at 6:20. Respectfully submitted Christopher Tierney, Administrative Assistant Meeting Materials: Stone Building CPC request First Parish Church CPC request Minutes from 10/20/22 (not used) Minutes from 10/27/22 (not used) Minutes from 11/3/22 (not used) Approved 11/17/2022