To provide some important perspective around the 18K sqft new construction
being proposed for the Lincoln community center, let's look at Wayland,
since they are also in the process of a new COA/CC.
- Wayland's population is close to 14,000 people, which means Wayland's
population is 2.5X Lincoln's
- The Wayland community center plan that is going up for approval is for
~11,000 sqft, at an estimated cost of $7.5M
- I talked to Anne Gordon at the Wayland town office and she provided
these figures. They are also available on their website.
- The Wayland Community Center space will be shared by COA and Parks and
Rec programs. Wayland expects to accommodate up to 200 people at peak times
for Council on Aging, recreation and youth programs
*Wayland, with a population 2.5 times our size, will have a community
center that is ~60% smaller than Lincoln's**.* Our proposal link does not
show the current estimated price for the 18K sqft + LEAP remodel, but given
that the only 3 price options given at the special town meeting were
$12.5M, $17M and $25M, *the Wayland Community Center, at an estimated cost
of $7.5M, is also expected to be much less expensive than Lincoln's.*
Additionally,
the Wayland cost would be spread out over many more residents, so the
burden to individual families will be much less for Wayland residents than
Lincoln residents.
It was asked: *"**Also, for those throwing around words like "monolith",
I'm curious what the threshold is between monolith and reasonable?**"*
I would argue we should not assume the original 2018 proposal is our
baseline and be "OK" with a 23% reduction to that. I would also argue that
building so much *new* sqft when other, much more populated towns are being
more conservative, is not reasonable. Rather, we should be creative with
existing space around town to reduce cost, especially given the uncertain
economic climate.
>
> From: Andy Wang <[email protected]>
> To: Kathy Madison <[email protected]>
> Cc: Lincoln Talk <[email protected]>
> Sent: Thu, May 4, 2023 1:33 pm
> Subject: Re: [LincolnTalk] Survey Responses Regarding the Community Center
> Location
>
> My sense on the amendment was probably closer to Krystal's, after all, it
> is a Building Committee, not a Study Committee (folks can argue what it
> SHOULD be at this stage, but that is what it IS). I'm sure a lot of people
> walked away from that meeting (and probably voted) with different
> impressions though.
>
> My impression was there was support to move the process forward for the
> CCBC to explore the options for construction of a Community Center at the
> Hartwell location, while also reviewing assumptions about programming space
> requirements and taking into consideration the ability to use facilities at
> other sites in order to reduce the overall footprint / cost / scale of a
> building at Hartwell Campus. The 2022 vote was support to *develop
> options* to build at Hartwell, not necessary support to build. At least
> that was the impression I was voting with: Provide necessary funds to the
> committee for them to come back with a proposal that they believe will pass
> a 2/3 vote to bond in 2024. That vote in 2024 is what would determine if
> there was support to build at Hartwell.
>
> Also, for those throwing around words like "monolith", I'm curious what
> the threshold is between monolith and reasonable? I believe the Total
> Gross SF for New Construction in the previous final report in 2018 was
> 23,436 sq ft (19,530 + 20% net to gross multiplier). The current draft
> proposal
> <https://lincolncommunitycenter.com/wp-content/uploads/2023/04/2023-04-25-Lincoln-Community-Center-Programming-DRAFT-4.25.2023.pdf>
> looks like 17,948 sq ft (12820+40% net to gross multiplier). About 23%
> reduction from that. For size reference, each existing pod is about 4,600
> sq ft. Bemis is about 7,290 net sq ft, with COA using about 5,000 sq ft.
> Given that two of the pods would be replaced, that's 14,200 sq ft total.
> I'm not going to go down the rabbit hole of arguing how much space one
> group or another needs. 'Monolith', I suppose, is in the eye of the
> beholder, I just wanted to put into perspective the sizes of existing space
> relative to the proposal.
>
> - Andy
>
>
>
>
>
>
> On Thu, May 4, 2023 at 1:06 PM Kathy Madison via Lincoln <
> [email protected]> wrote:
>
> Yes, regarding the amendment passed on Nov 22, I also heard that a
> Community Center design would explore expanded use of spaces, as part of
> presenting a range of financial options. Not that there would be one big
> building option.
>
> My understanding was that this survey was meant to elicit thoughts,
> opinions and preferences of residents.
>
> So it is disappointing to read that when when "residents expressed their
> continuing interest in locating the Center at Lincoln Station, or in the
> consideration of other locations around town,” the response is outrightly
> rejected/defended against. A process of solving a problem demands
> creativity, not reinforcing a foregone conclusion.
>
> Lincoln is a small town. We can have multi-generational experiences simply
> by shopping at Donelans!
> Seriously, focusing more on town/citizen needs (including fiscal
> constraints) than on designing a monolith is key to arriving at a solution!
>
> Kathy Madison
>
>
> On May 3, 2023, at 11:36 PM, Sara Mattes <[email protected]> wrote:
>
> Sadly, the focus on a monolith is constraining creativity.
> What if, rather than simply dismissing Linocln Station as the host for a
> monolith, we looked for a smaller space for a long-term lease of a “drop
> in” center- ca community space for folks to stop, sit, bring something to
> eat form home, the Twisted Tree, Donelans, Country Pizza?
> Have a Senior Work-Off individual be in place to maintain order.
> People could drop in as they went to PO or wanted to have a central place
> to meet friends and neighbors.
> The campus is not central and does not lend itself to this form of
> socializing.
> A more modest vision about how to use Lincoln Station would bring more
> traffic to our small commercial district and provide a central location for
> community engagement.
> This would not preclude expansion of housing in the area, only expand
> mixed use.
>
> We need more collaboration and sharing of spaces across town, not
> less…more on ideas for that at a later date.
>
> As to intergenerational activities, the programing and traffic
> considerations preclude potential for this to be realized on the Hartwell
> Campus.
> Adult activities end as youth programs begin.
> Facilities will offer multi-generational , not inter-generational use.
>
>
> And, finally, I respectfully disagree on the sense of the amendment passed
> at Spc. Town Meeting.
> My read was there was a clear desire for continued use and potential
> expansion of use of alternative spaces for programming…an expanded use of
> spaces off campus.
> I am curious what others heard.
>
> Sara
>
>
> ------
> Sara Mattes
>
>
>
>
> On May 3, 2023, at 9:37 PM, Krystal Wood <
> [email protected]> wrote:
>
> *Survey Responses regarding the Community Center Location.*
>
> While the motion approved at the November 2022 Special Town Meeting
> recognized that the Community Center would be located at the Hartwell
> Complex, in the recent CCBC survey responses and during the open microphone
> Community Center meeting on April 4, some residents expressed their
> continuing interest in locating the Center at Lincoln Station, or in the
> consideration of other locations around town. There are a number of
> issues that are worth more explanation.
>
> *The Lincoln Station location:*
>
> 1. The Parks and Recreation (PRD) programs are located at existing
> space at the Hartwell complex, and will continue to be located at Hartwell,
> so Lincoln children can easily walk to their after-school activities.
> 2. There is no viable site at Lincoln Station for a Council on Aging
> & Human Services (COA&HS) center. No private land owner has talked to
> the Town about siting a center on their property. The Town owns three
> properties: the DPW site, paved commuter parking lot and unpaved commuter
> parking lot. Consultants in a previous study estimated the cost for
> moving the DPW to the only viable site (Transfer Station) to be about $25
> million. The unpaved commuter lot is too small. The paved commuter lot
> provides public parking for the commuter rail, and presents challenges
> complying with MBTA requirements for appropriate parking capacity at train
> stations. Limited parking correlates with reduced train service. The MBTA
> and its constituency can be expected to protest a reduction in public
> parking at any MBTA station. Building on the paved lot would also eliminate
> the possibility of using the lot for potential commercial activity or a
> potential housing development. (Additional housing is the top priority
> for the revitalization efforts.)
> 3. Any construction for a center at Lincoln Station will require
> public funding for site preparation, parking, and a building, in addition
> to public funding for solving PRD’s facility and office space needs in
> Hartwell Complex.
> 4. Locating the COA&HS center at Lincoln Station would require
> duplication of facilities with those used by PRD in the Hartwell Complex,
> adding significantly to the construction costs, and also the maintenance
> and management costs.
> 5. Trying to use other locations at Lincoln Station -- above the
> bank, above Donelan’s, other Rural Land Foundation property etc., if
> available, would also reduce the options for future housing.
>
> *There are many important considerations for locating the Community Center
> at Hartwell:*
>
> 1. The PRD and COA&HS can co-locate as they need similar types of
> facilities and, most importantly, can share the same spaces. Both
> provide fitness activities, but largely at different times of the day. PRD
> and COA&HS provide arts-and-craft activities that can again be located in
> the same space, at different days and times etc. Use of the same
> facilities will provide significant reduction in construction costs, and
> provide operational efficiency gains.
> 2. There are synergies between the School, PRD and COA&HS programs,
> and the Hartwell location that will provide readily accessible
> opportunities for intergenerational activities unhindered by distance and
> transportation logistics of separate locations.
> 3. The campus has been studied extensively to ensure that a community
> center could be located on Ballfield Road, and it was determined that with
> proper design, there is sufficient space for parking and circulation.
> 4. The campus location is aesthetically more pleasing than the
> commuter lot at Lincoln Station.
>
> *PRD and COA&HS programming beyond the Hartwell Complex*
>
> Currently, PRD and COA&HS programs occur at many locations around town,
> other than the Hartwell Complex and both organizations will continue to use
> these locations. For a full listing please see the Decentralized
> Programming Matrix on the CCBC web site.
>
> 1. Currently the PRD runs programs at the Lincoln School Reed and
> Smith gyms, the School Auditorium and Learning Commons, and at Bemis Hall,
> Pierce House, the Library, First Parish Church, and Codman Farm, amongst
> other locations; and at town athletic facilities including Codman Pool, the
> sport and tennis courts, playgrounds, athletic fields and parks.
>
> 2. The COA&HS has programs at the First Parish Church, at Lincoln
> Woods, Hartwell Complex, the Pierce House tent, The Commons In Lincoln, the
> Ryan Estates, Minuteman Technical High School, on Lincoln’s trail network.
>
> There is a recognized need to revitalize Lincoln Station, but at the 2022
> November Special Town Meeting, the democratic process resulted in a clear
> consensus and support for the amended motion for developing options for
> design choices and budgets for the Community Center Building at the
> Hartwell Complex.
>
> Thank you for taking the time to read through these clarifications, and
> for engaging in the process to discern how we address Lincoln’s challenges
> together.
>
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