MBTA Site Makes Strong Case at Senior Center Meeting

The Senior Center Exploratory Committee's decision on site recommendation for the board of Selectman, due in September, weighed a little heavier Wednesday night after reports were presented on four more locations.

After the last Board of Selectmen meeting's combative vote to bring the Stephen Palmer Center into consideration, the committee requested that Town Manager Kate Fitzpatrick prepare a preliminary evaluation on the proposed MBTA commuter lot, Wingate Property and the Stephen Palmer facility.

Fitzpatrick set the tone of the meeting by asking the group to take a step back and process the information.

"My evaluation is an administrative evaluation to give you some background on the properties," she said, "and to answer the questions…primarily, what are the options, where are we at – go or no go – and to try to find out what the timing might be to get more feedback."

Out of the three properties that Fitzpatrick reported on, the Palmer Center, may have been the most anticipated, but it was the MBTA and their willingness to work with the town that was most surprising.

"The MBTA expressed interest for an outright sale, land swap or long-term ground lease," Fitzpatrick said.

With a very rough assessment of the 1.64-acres space, Fitzpatrick said a 20,000-square-foot structure built on two levels is feasible and would include 185 parking spaces, with 100 spaces for the MBTA and 85 allocated to the senior center.

"The MBTA requires a retention of another 100 parking spaces somewhere within the town," Fitzpatrick said, but noted that was less of a concern.

The preliminary cost amounts to $8.3 million, she said, in addition to the cost of improving the lot for the extra 100 parking spaces. The MBTA's appraisal on the land is still forthcoming

"The T's willingness is helpful for the town regardless if the senior center goes there," Fitzpatrick said. "We would love to see the lot improved."

Some committee members were impressed but still cautious. "I didn't expect some of the responses. (For instance) from the T," said Carol de Lemos after the meeting, "that was a surprise."

"We thought it would be the we-don't-have-time-to-deal-with-this kind of attitude. It's really interesting."

But the thought of starting another long-term lease concerned Colleen Schaller.

"Because of the lease with Stephen Palmer, it creates a question in my mind whether it's a smart way to go," she said. "But we have to wait and see what that means and what's involved. An outright sale, something we know and own and never have to give up would be the best, in my opinion."

Town Manager Fitzpatrick went on to discuss the Wingate property and the Stephen Palmer facility, both of which presented some obstacles.

The 64,000 square-foot Wingate property, which will be dedicated to elder services, is an obvious complement to a senior center.  But Fitzpatrick said in her opinion it was an expensive option given its $18-$30 per-square-foot price tag.

The final presentation of the Stephen Palmer center revealed it would likely cost more and take more time than comparable sites.

"One of the things I assumed the committee would ask is what would we have to do now," Fitzpatrick said, "and really the only two answers are that we buy it or we take it."

Fitzpatrick could not speak for the details of purchasing the building. As for the taking of the property, ultimately, "the Town Meeting has to agree to the taking and appropriate the funds." Such funds can include relocating tenants, moving costs and money for housing should the tenants not be able to find something comparable.

The feasibility report on the Emery Grover building was presented by Joel Bargmann, founding principal of Bargmann Hendrie + Archetype, at the start of the meeting. The Grover space is just shy of the 20,000 square foot goal but has three floors and an elevator that could be converted to an industrious size.

The big question was how to make the basement more attractive.  "We would take out some walls, open it up," Bargmann said of the basement some committee members called musty and cramped. Additionally, the piping that snakes across the lower level's ceilings could be moved to the south side of the building.

Because Grover is a historical building, some of the reconstruction costs can be alleviated by funds from the Massachusetts Community Preservation Act.  Bargmann said these funds could contribute to "about 25 perfect of the cost of the project."

Under Denise Garlick's suggestion, the committee was to digest the information presented at the meeting and begin to analyze properties throughout August. The final vote, Garlick said, would happen by the end of the month.

Committeeman Moe Handel, who planned on vacationing around that time, said he was concerned about not being part of the vote.

"That's a very important decision," he said. "I would be frustrated to not take part."

Garlick assured the committee members that the process was taken one step at a time.

"We have to see what information we have tonight and just place one foot in front of the other," she said. "We need the committee together to make that decision. I'm clear on that."

There was very little feedback or questions from the twenty-or-so Needham residents who attended.

Kaplana Shah, a volunteer at the senior center, shared some of her impressions after the meeting. "The space is very, very important," she said. "Mainly I would say it has to be located at the center of town."

Though her preference was for the Greene's Field space, which was all but taken off the table, she said the MBTA option appealed to her.

"It's more convenient," she said. "If it is in the center of town we can take it and re-grow it."