selectmen

[Tom]

Feb. 13 meeting: bleachers, trash pickup, Allen Pond Dam

Visitors bleachers to go
Selectmen Feb. 13 authorized a private contractor to remove the visitors bleachers at Turco Field for reuse by the company. There is to be no cost to the town.

Town Administrator Michael Boynton said the bleachers do not meet code and noted a past liability problem with home bleachers that have since been replaced.

Boynton said he's waiting to hear back from the citizens' group that has been raising money for an artificial surface and other improvements for Turco. (Replacement of the visitors bleachers is not in the group's plans.)

The Friends of the Walpole Community Athletic Complex told selectmen at the board's Jan. 16 meeting that they are planning to award a contract in April. The project, has been re-engineered to create a $1.5 million first phase, in line with the $1.2 million in cash and pledges and $200,000 in services committed as of January. Here's the Friends' site.

Tuesday night. Boynton said the town must have assurance before the project begins that the Friends have the money to complete it.

At their meeting, selectmen awarded a $4.3 million, five-year contract to low-bidder Russell Disposal of Somerville for curbside trash and recycling pickup, starting July 1. The company gets good marks from several cities and towns including Cambridge, according to Boynton and selectmen Chairman Joseph Denneen. Its bid was $8,000 lower in the first year than the town's current contractor, Waste Management, Boynton said.

The board heard a presentation by GZA, the engineering firm hired to check Walpole-owned dams under a statewide directive issued after last year's trouble in Taunton. There are no real problems at Turner and Memorial ponds, but the Allen Pond dam needs further analysis because of spongy areas at its downstream base. Because of the homes nearby, the consultant recommends the dam be categorized as "high hazard," not because of its condition, which is "satisfactory," but because of damage potential.

Boynton noted the dam was built in the 1950s after a hurricane-swollen Spring Brook flooded downtown Walpole. A warrant article for May Town Meeting includes $60,000 for further review of Allen dam.

March 13
Walpole Woodworkers
With plans to sell its East Street property for development of 250 rental units under Chapter 40, Walpole Woodworkers will be leaving Walpole, Town Administrator Michael Boynton said at Tuesday night's selectmen meeting.

Boynton said he was disappointed that the longtime Walpole business did not sound out the town before letting officials know two weeks ago of the plans for its 16 acres on East Street. Noting how close the site is to downtown, Boynton said that "we never had a chance to come up to bat."

The situation is a "bummer," selectmen Chairman Joseph Denneen said. But on the chance the company might consider an overture from the town, the board postponed a vote on whether to endorse a study committee's recommendation to build a combined fire and police facility on Stone Field. Present at the meeting for a station discussion, the fire and police chiefs said the Woodworkers' site could be suitable for a new public safety facility.

Under the state's Chapter 40B, the anti-snob-zoning law, developers can bypass town zoning and regulations in return for setting aside 25 percent or more of the planned units for publicly subsidized housing.

"This is a big one," Boynton said at the start of a discussion that brought up the 300-unit Gatehouse 40B rental complex on Route 1 near the Foxboro line.

The choice confronting the town is whether to approach the Woodworkers' site as a 40B, he said, adding that under that process Gatehouse was denied by the town for good cause but approved on appeal by the state. The alternative is Chapter 40R, the state's smart-growth law, which encourages cooperation between the community and the developer.

"We have to make a decision as a community on what route to take... on the involvement the town may or may not have with the proposed development," Boynton said.

Police Chief Richard Stillman said that while the East Street proposal might now be for 25 percent subsidized units, that's the figure Gatehouse used before getting state approval for 50 percent. The density of the Gatehouse complex has led to "some significant problems for the community," he said.

Fire Chief Timothy Bailey said he is concerned about a proposed single way in and out of the East Street complex. And given the number of units on a site that contains wet areas, he said he's concerned about the possibility of buildings of three or more stories that pose problems for firefighters and ambulance crews.

Boynton said Woodworkers executives see an application being filed this summer for East Street. The company also would be leaving its three acres and warehouse -- the former Ingersoll Rand building -- on School Street within a couple of years, town officials said, and is looking for a smaller facility with retail space in the area.

Woodworkers executives told town officials they will be moving their manufacturing operation to Maine to be close to the source of their wood supply. The company makes upscale outdoor furniture and fixtures sold nationally through a catalogue and website.

At the suggestion of Selectman Michael Caron, the board put off a vote on a combined police and fire facility on Stone Field for two weeks to explore East Street possibility. Noting the size of the combined facility in an area where a senior center and library are planned, Caron said he didn't think he could support the facility in its current form. Selectman Al DeNapoli said he is "torn," recognizing a need for a new police station but uneasy at the prospect of "monster" buildings.

Selectmen agreed that something like the new Norwood combined fire and police station -- about the same square footage but a story higher than the Walpole proposal -- is not what they want here.

Boynton said the rationale for the combined facility is that it saves money. Given that, Selectman Christopher Timmons said, it has to be built close to downtown because that's where the fire department has to be.

Thomas Bowen, a member of the selectmen-appointed public safety facility committee, noted that its recommendation in January makes it the second panel to recommend a combined downtown facility. The first was the municipal facilities study committee, which reported on all town buildings two years ago.

What's the alternative to endorsing the plan, Bowen asked selectmen. A third study committee?

Selectmen have a placeholder article on the May Town Meeting warrant for a combined facility, which would require an override vote at a later town election to move forward.

Comment

[Tom]

1A used cars, Bill Ryan resigns, library update, reverse 911

On a 3-2 vote Tuesday night, selectmen approved a used car sales license with 11 spaces for 1391 Main St.

The application first came before the board last summer. For the board, the request raised the question whether it is more important to be business friendly or to push the transformation of Main Street (Route 1A) south of town.

Selectman Cathy Winston said the 10 used car licenses on a 1.9-mile stretch of 1A are already more than enough. She read a letter from Town Counsel that indicates that over-saturation could be grounds for rejecting an application. Chairman Joseph Denneen joined Winston in voting no. Michael Caron, Al DeNapoli and Christopher Timson voted for the license.

No station discussion

A selectmen's discussion on whether to endorse a study committee's recommendation for a combined police and fire station on Stone field was put off again. The reason this time, Town Administrator Michael Boynton said, is that when tape was placed on the ground to show the building's footprint, people were surprised at how big it would be. The police and fire chiefs will be talking it over with the architect, Boynton said.

Bill Ryan resigns

A letter of resignation from William Ryan from the station study committee he chaired and from the capital budget committee was read by Denneen at the start of the meeting. Ryan, a former selectman, wrote he was resigning because the way a town position was filled was based on politics, not fairness and honesty. The letter did not go into specifics.

Library project update

Library Director Jerry Romelczyk told selectmen that Walpole has moved up in the past year from the 40s to 26th on the list for a state grant to cover part of the costs of a new library at Stone and School Streets. With 12 to 16 communities to be told their money is ready this year, Walpole could get the word in the fiscal year that begins July 1, he said.

Walpole's grant would be $3.4 million toward what's estimated to be an $11 million project. Legislation that has a good chance of passing would add 15 percent to library grants to cover construction inflation, he said.

Once the town is informed its grant money is ready, it has six months to decide whether to accept it, he said, noting that perhaps a third of communities on the list end up not doing their projects. The Town Meeting vote could come in 2008.

An override would also be needed, perhaps for $6 million. In addition to what could be a state grant close to $4 million, library fundraisers hope to bring in $1 million in private donations, he said.

In the meantime, plans are to spend $10,000 to hire the state-required project manager and perhaps $20,000 for schematic drawings, he said, with the money coming from a trust fund, not the town.

It's expected that there will be an open competition to select an architectural firm, he said. Comments have been favorable on the current design for the library interior, but critical of what the building would like from the outside, he said.

Reverse 911

Selectmen got a presentation on a "reverse 911" emergency warning system recommended by the town's Local Emergency Planning Committee and for which $7,500, the annual cost for the service, will be requested at the May Town Meeting.

The system would allow police, fire, schools and other designated officials to send a voice message to phones townwide or on specific lists. The system could be used, for instance, to call an evacuation or notify parents of a school situation. According to the provider, it would take between five and seven minutes to get a two-minute message to every household, much less than that for a smaller message to a smaller number of homes.

The system provides for automatic repeat calls, and allows emergency personnel to ask people to confirm receipt and compliance by pressing a phone button. The system handles cell phones and allows residents with unlisted numbers to enter their information privately.


April 10: Development focus
Town Administrator Michael Boynton asked selectmen Tuesday night to back him in focusing economic development efforts on "what sits in front of our nose" -- downtown, East Walpole and the Walpole Mall.

Boynton said he wants to swing attention that's now aimed at hitting a $100 million homerun toward filling empty storefronts. "We've gotten a bit far ahead of ourselves," he said.

Boynton said he's been getting that message from members of the Walpole Chamber of Commerce. We should look at areas that are screaming for attention, he said.

In large part because of its loss of industry, Walpole has a number of areas ripe for redevelopment, he said. But residential neighborhoods have grown around much of that land, he noted. If we get bogged down in such areas, we lose focus on downtown, he said,

The one specific area he mentioned was state correction department land across Route 1A from the prison on the Norfolk town line, part of a current study by the MAPC in part to identify development possibilities

Boynton did not get into it, but South Walpole residents who favor leaving the land wooded are concerned that the next step could be an effort to extend the Walpole sewer that now ends near the industrial park south along Route 1A to hook up with some sort of major development at the former Pondville Hospital in Norfolk.

Boynton noted that state Sen. Jim Timilty, D-Walpole, is concerned that if the town gets prison land for development, it could jeopardize the mitigation money the state provides for hosting MCI Cedar Junction.

"We don't want to start something that we will be sorry for later own," Boynton said. He added he favored continuing the MAPC study because it will also be looking at the potential for the stretch of salvage yards along Route 1A.

In a non-related discussion, Boynton said that Algonquin Gas Transmission Co. is beginning the permitting process to replace its existing 24-inch pipe with 36-inch pipe from Bellingham to Weymouth. The line's route through Walpole crosses a major electricity corridor near the industrial park; a company has expressed interest in building a natural gas-fired power plant near the junction.

Without mentioning the power plant, Boynton said the increase in pipe size is not connected to any project. If the permitting process goes smoothly, work on the line would begin in two years, he said, cautioning that it could be disruptive.

Selectman Al DeNapoli reported on a meeting with Patriots officials on their plans for Patriot Place at the stadium in Foxboro. The officials were receptive to requests to underwrite added police and fire costs Walpole will incur because of the development, he said.

DeNapoli said he came away with an understanding of the "full enormity" of Patriots Place: including 14 restaurants, a 14-screen cinema and retail outlets -- a Christmas Tree Shop and Bed Bath and Beyond among them. He told the officials they're being naive in their belief that the only impact of the project on Walpole will be on game days.

The Patriots will also support exploration of turning the Interstate 95 interchange at Coney Street into a full four-way connection, he said.

[Tom]

Redevelopment Authority
Two selectmen objected strongly Tuesday night to a proposed Walpole Redevelopment Authority because it would be largely independent of town control.

But Paul Millette, vice chairman of the town's Economic Development Committee and Don Walsh, the town's economic development officer, responded that a WRA would allow the town to gain control of the South Street Superfund site. They say the owner is talking Chapter 40B housing and a solar power plant.

The economic development committee and board of health are backing an article on the May Town Meeting warrant that would create a WRA. The proposal is aimed at allowing the town to take the Superfund land, but under state law, a redevelopment authority cannot be confined to a specific site.

However, Don Walsh, the town's development officer, explained, under the statute, action of a WRA would have to be bound to a site-specific redevelopment plan that was approved by selectmen, the planning board and the state as well as by the WRA board.

Selectman Chris Timson said he's been getting more calls from townspeople on the WRA proposal than on any other Town Meeting issue. An attorney, Timson said he'd spent a day reviewing the law and court decisions, in part to see if the "doomsday scenario," a runaway redevelopment authority, is a real possibility.

With 50 or so communities in the state with redevelopment authorities, the one case Timson found of relevance involved a long-running dispute in Hull that left prime property on the ocean vacant for years.

The Hull Redevelopment Authority, selectmen and planning board approved a redevelopment plan that called for subsidized elderly housing on the site. Later, selectmen embraced an alternative that called for a casino and expensive housing. Selectmen told HRA board members who stuck to the original agreement that they were fired. The HRA members took their case to court and won.

As illustrated by the Hull case, the risk is that a redevelopment authority would stand by an original agreement even if other town officials see something better coming along later.

After his review, Timson said his remaining big concern is that a WRA apparently could take land by eminent domain and perform other actions within the development plan without Town Meeting funds or approval. The necessary money could come from the developer chosen for the project under the plan.

Walsh agreed with Timson's point. The intent is to avoid drawing on town funds, he said, noting that under the law, a redevelopment authority is an independent entity.

It is that independence that would allow the WRA to take the Superfund site without the town taking on any liability for a cleanup. The U.S. Environmental Protection Agency supports the concept, and it's especially important because the property owner has not been cooperative, according to WRA proponents.

If it were not for the potential liability, the town could move to take the property for back taxes. Town Administrator Michael Boynton told selectmen Tuesday night the bill now totals $1.2 million.

After almost two decades of involvement, the EPA is several months away from ruling on how extensive the site cleanup will be -- a decision that will depend on what future uses are expected on the property. Tyco, the conglomerate that is expected to foot part of the bill, would be drawn to an industrial plan like a solar power plant because it would involve a less expensive cleanup than the mixed use plan by the town's Superfund committee, Millette said.

Millette, who was a member of that committee, said he would expect its thorough report would form the basis of a redevelopment plan for the site. The plan calls for municipal use (perhaps a police station,) housing and light industry.

If Town Meeting approves a redevelopment authority, selectmen would appoint four WRA board members, the state would name the fifth. In the June 2008 election, townspeople would pick four board members for staggered terms, with the effect that in future elections only one board seat would be on the ballot each year.

That arrangement would mean it could take years for townspeople to regain control of a board, Selectman Cathy Winston said. There are no checks and balances -- and only the WRA board would have the power to dissolve the authority, she said, calling that provision "frightening."

Selectmen Chairman Joseph Denneen said he's not comfortable with the WRA proposal, and that it would not be appropriate for his board or any board to give up control to an independent authority.

Walsh responded by asking how much control the town has over a property owner. A redevelopment authority would be more responsive to the wishes of the town, he said.

Selectman Al DeNapoli spoke favorably of the proposal. "There's a hue and cry for economic development, but every time something comes up, there's something that pushes it back."

Selectmen will vote whether to recommend adoption of the article before Town Meeting convenes.

Tuesday night, selectmen voted unanimously to endorse articles that would allow fast track reviews of development at the Walpole Mall and the Siemens facility, but not at the South Street Superfund site.

Those votes are in line with the finance committee recommendations. Walsh said the unwillingness of the South Street owner to participate would block fast track review for the Superfund property even if there were not other concerns.

[Tom]

Redevelopment Authority
Two selectmen made pointed remarks at their board meeting Tuesday, May 8 about the town Economic Development Committee's efforts to win Town Meeting approval for creation of a Walpole Redevelopment Authority. (Selectmen voted 5-0 May 1 to recommend that Town Meeting not approve the article.)

The strongest criticism May 8 came from Selectman Cathy Winston and focused on email sent to Parent Advisory Council members that urged them to forward a message to selectmen demanding that the board back a WRA as a way to bring in new development and taxes to support schools. "I am very upset by the email," Winston said, adding that EDC members apparently see their role differently than she does as a member of the appointing board.

Speaking before Winston, Selectman Chris Timson said the EDC and selectmen are "arguably, at odds" and "really need to be on the same page" on development priorities. There should be more regular contact and reporting to make sure we're going in the same direction, Timson said.

Selectmen Chairman Joseph Denneen cut off the discussion, noting that the WRA proposal would be on Town Meeting floor tonight. Denneen assured the board the issue would be discussed further and that he would have more contact with the EDC.

EDC Chairman Larry Pitman already had requested a meeting be scheduled.

In addition to the WRA proposal, the EDC is backing articles on tonight's second and likely last session of spring Town Meeting that would allow fast-track review of any development plans submitted for the Walpole Mall or the Siemens campus off Coney Street.

[Tom]

Selectmen and Town Administrator Michael Boynton said Tuesday night that it's a loss for the town that Christine Cochrane is no longer the photographer for the Walpole Times. Cochrane and the Times have parted company with the acquisition of the locally-owned newspaper by Community Newspaper Company, a segment of Gatehouse Media, a national chain that owns more than 100 weekly and several daily newspapers in metropolitan Boston, including the Daily News Transcript, Brockton Enterprise and Patriot Ledger. The acquisition was announced last week.

As Tuesday's board meeting neared an end, Boynton and selectmen said they wanted to thank Cochrane publicly for the way her photos in the paper, "artistry in film," reflected the town. They also said thanks for all the pictures she gave the town over the years, including many in the annual Town Reports.

In addition to the loss of Cochrane, who worked for the paper for 19 years, Selectman Cathy Winston said she's saddened to see the Times "swallowed."

(As a former colleague of Christine, I too want to say how much I appreciated her photography, professionalism and good spirit. -- Tom Glynn)

[Tom]

At selectmen's request, conservation agent Landis Hershey on Tuesday, May 22, outlined for them he procedure that the conservation commission will be following on a proposal to build a 40B housing complex on what is now the Walpole Woodworkers site on East Street.

At her suggestion, the Fairfield Group has applied now for a decision from the commission on which portions of the property are subject to the state wetland law. The commission's public hearing on that application begins June 13.

The outcome of the application will determine how much of the property is buildable and influence how many units can be built. Fairfield will then have up to three years to get back to the commission with an application showing actual construction plans.

A consultant for Fairfield has already prepared for the commission's review a plan showing wetland lines. The consultant maintains that a stream on the property is seasonal, thus not subject to the setbacks under the state's Rivers Act.

While the state's Chapter 40B, the anti-snob zoning law, does not exempt projects from the state's Wetland Protection Act, it does exempt them from local wetland bylaws. Walpole's requirements for a 25-foot no-disturb buffer around wetlands and protection for isolated wetlands do not apply to a 40B, Hershey said.

Selectmen Michael Caron and Christopher Timson asked Hershey to convey to the commission a suggestion that a consultant be hired to review Fairfield's submissions on the town's behalf. (Usually, a developer covers the costs of such an arrangement.)

Timson said an independent consultant would help make sure the town has a solid position if the process with the Fairfield Group should become adversarial.

South Street

Representatives of the state Attorney General's office and the Department of Environmental Protection have briefed Walpole officials on the town's potential liability under state law should it acquire the South Street Superfund site for back taxes, Town Administrator Michael Boynton reported to the board. (Federal law provides strong protection against lawsuits in such situations.)

The state can offer Walpole written assurance that it would not take the town to court over issues that could arise after acquisition, Boynton said.

Selectman Timson, who was at the briefing, noted that a main concern of Chairman Joseph Denneen and other board members has been the possibility that a third party -- a private citizen -- could sue the town over a health or environmental problem if Walpole took ownership. The state offers insurance that would cover the town in such situations and would pay half of the policy cost, Timson said, adding that the price of the coverage wasn't available at the briefing.

Boynton said that the state law would make it exceedingly difficult for a third paty to prevail against the town in court -- the plaintiff would have to prove that the town actively contributed to a contamination problem, he said.

During the briefing, town officials got a message that Tyco, the potentially responsible party that could be on the hook for part of the cleanup costs, would prefer to negotiate what's to be done with the town as owner rather than with the current owner, Boynton said.

It was also mentioned that the time for such negotiations is before the U.S. Environmental Protection Agency issues the plan, which will specify the level of the clean-up, Boynton said.

This spring, the town's Economic Development Committee proposed that Walpole create a redevelopment authority that could acquire the Superfund site without exposing the town to liability. But selectmen and a majority of the finance committee opposed the idea, noting that a redevelopment authority would have considerable power independent of direct town control. The measure was buried without discussion at the May Town Meeting.