Striar Property

Striar Purchase (3.00 / 1)

The primary reason the Striar property was purchased was to settle a law suit with the Striar Family.  They wanted to develop the entire property with cluster housing but were told they couldn't due to the conservation concerns.  I believe the law suit indicated that the Town caused the flooding of the property and that two town storm systems drained directly into the property.   From the stories I've heard, it didn't look like the Town was going to win and negotiated a settlement to purchase the property.  This limited our losses and kept the developer from building the cluster housing that would have impacted our police, fire and schools.

As part of the strategy for support the 2 ½ Over Ride, the property would become Recreation Land for future fields and possibly a location for a Senior Center.

---

by: JM @ Wed Sep 05, 2012 at 12:32:19 PM UTC

Mostly correct (0.00 / 0)

"

This limited our losses and kept the developer from building the cluster housing that would have impacted our police, fire and schools.

"

yes, it was most likely to block the development of the property - more children in the school system - the horror! Funny thing is, that's not how they sold it at the time. It was going to be more ballfields, or a senior center. Once we owned it, it sat empty, and the seniors were told to take a flying leap. Suckers! And now we're going to get more ballfields that will sit empty for most of the year? Great.  

---

by: manorman @ Fri Sep 07, 2012 at 00:10:40 AM UTC

[ Parent ]

Manorman (0.00 / 0)

The Seniors were never told they couldn't use that land. As a matter of fact, only few weeks after the 2.8 acres was transfered to the Selectmen, the COA had turned their attention to buying the I.A.C.C. to convert it to a SR Ctr. Rec's goal was to team with the COA to develop the access road off of Sprague St, with SR Ctr being done long before the fields were built.

From April til November, most of our fields are in constant use. Youth Baseball & Soccer go three seasons, Football could use more space. During the day, the fields sit idle, but from 4-8pm are fields are heavily used.

---

by: JM @ Fri Sep 07, 2012 at 00:47:29 AM UTC

[ Parent ]

I beg to differ. (0.00 / 0)

I distinctly remember a statement that there could be no senior center because of the cost of putting in a road and utilities.  

---

by: manorman @ Thu Sep 13, 2012 at 21:27:20 PM UTC

[ Parent ]

Not from (0.00 / 0)

Park & Recreation.

---

by: JM @ Fri Sep 14, 2012 at 03:02:16 AM UTC

[ Parent ]

Not couldn't (4.00 / 1)

It's not that we can't put a senior center there because it would cost too much to build an access road in there, it is that the first department who wants to move into the space is going to be saddled with the cost.  The COA doesn't want to drive up the price of their project with the cost of the access road, and so they are not even looking there right now.  If Parks and Rec pays for the road, I don't think the COA would have any problem moving there.

I think the solution is to wait a couple years until times are better and people are more secure in their jobs, and then put forth a big comprehensive proposal for the whole property.  One ticket for the road, playing fields, a snow dump, a dog park, a senior center, and whatever else we can throw in there.  Get as many constituencies as you can behind the project, and build it all at the same time.  It won't be cheap, but by splitting the cost of the various things like the road, utilities, drainage, etc, you eliminate the free rider problem.

myDedham.org - a community since 1636 and online since 2007!

---

by: Brian @ Fri Sep 14, 2012 at 14:12:38 PM UTC

[ Parent ]

Interesting Concept (4.00 / 1)

I like the basic concept of bundling the projects together to benefit the whole community as opposed to a single constituency. I also like the idea of waiting a few years ... although there will never be a time when people are "more secure in their jobs." Instead, I think we should wait a few years until the annual tax impact will be as close to neutral as possible. Remember Keegan's graph showing old bond debt going away, and getting replaced by new debt from the Avery construction project? When is the next year that enough debt comes off the books to make a project like this viable from a tax neutrality standpoint? That's the year to put it in front of the voters.

---

by: stebivule @ Fri Sep 14, 2012 at 19:16:07 PM UTC

[ Parent ]

All Great Points From Stebi and Brian.. (0.00 / 0)

It sounds like waiting till the lowest tax impact would be wise, the main problem is juggling the multiple projects of, Striar, Police, COA and maybe the Fire Dept, which one will get to fill in the "paid off debt pothole" first?

And once it happens the waiting period for the perfect time to start the Capen/Striar project gets extended further out. Do you get the picture? I don't know what the answer is but, it's definitely a financial juggling act for multiple departments.

---

by: OakdaleLifer @ Sat Sep 15, 2012 at 04:46:11 AM UTC

[ Parent ]

Debt Timing (3.00 / 1)

The SRBC laid a pretty well thought out plan for replacing/upgrading all the school facilities. Unfortunately I believe, by reading the plan and doing the math, that the schedule calls for one new school project every 5-7 years. This pretty much wipes out any chance of "paying off". As once all these projects are completed .. it will be round two.

Additionally, TM has been lumping on 1.5 - 2 million of debt every year for the last several years for all the road repairs going on around town. Plus the 6 million + interest the town is pay for the Square rehab.

There was an avertion to debt after 2 1/2 passed, and pretty much everything stopped .. and we are paying the price for not keeping up now. There is no free rides, so debt will be unavoidable.

Then there is the infamous meals/hotel tax that is starting to building up. I think at this moment it stand around 2.5 million. The intended use of this was to be used for midsize projects and NOT have to use debt/overrides. Kind of a self-sustaining project financing fund. An idea I whole-heartedly endorse.

Let the squeaky wheel get oiled ;)

---

by: cebonvini @ Mon Sep 17, 2012 at 17:06:15 PM UTC

[ Parent ]

Striar Questions (3.00 / 1)

If anyone ever wants to see the property, it is open to the public to walk.  If you ever have a question about the property, feel free to call me at 781-686-3171.  

---

by: JM @ Fri Sep 07, 2012 at 01:05:35 AM UTC

[ Parent ]

Questions About Some Of The Obstacles? (0.00 / 0)

Has the previous Conservation Commission concerns been fixed or when will they?

What about the problem with the Town owned storm drains causing flooding, do they have to be re-engineered before development of any type?

What do you think the rough costs will be to fix everything?

---

by: OakdaleLifer @ Thu Sep 13, 2012 at 22:42:17 PM UTC

[ Parent ]

Conservation (3.00 / 1)

We brought the Conservation agent to the very first meeting with the abutter on getting the access road.  There will always be concerns, but they will need to mitigated working with the full commission.

Estimated cost, not sure till the full engineering study is done. The 2004 Volmer report had it at approx 6.5 Million.

---

by: JM @ Sat Sep 15, 2012 at 12:47:32 PM UTC

[ Parent ]

Con Comm issues (3.00 / 1)

The problem with the access road back in 2004 was that a large (as counted by the state Wetlands Act) amount of wetlands would have to have been filled to build the road, and since wetlands rules explicitly discourage filling of wetlands approvals by any developer, that large amount of filling made the proposal problematic.

The new access road appears to reduce the amount of wetlands to be filled by about half, but since wetlands rules still explicitly discourage filling of wetlands, approvals to do that are still problematic.

The oddest thing that came up at the last public Striar meeting I attended was a comment from a committee member stating that the wetlands issues I raised as Con Comm Chair at that meeting were new. That is false; these issues were raised years ago and are still active today.

---

by: FredCivian @ Tue Sep 18, 2012 at 11:04:21 AM UTC

[ Parent ]

Thanks Fred For The Update.. (0.00 / 0)

Sounds like the main issue is to mitigate the Wetlands Act before any real "layout plan" can be done.  The Engineering Dept. will have their hands full with this one.

That one member must have been either new or confused. I remember 8 years ago, the ConCom (You as Chair)having mentioned to the Town, that they have to satisfy the stringent wetlands requirements before any approval. You and the ConCom have done a great job amid some very controversial projects in Town.

Many people in Town will squawk and try to blame the ConCom for their own lack of due diligence and proper professional planning!

Keep up the great work!

---

by: OakdaleLifer @ Tue Sep 18, 2012 at 19:40:04 PM UTC

[ Parent ]

Con Comm (0.00 / 0)

Thanks, OL. In fairness I think that member was frustrated that the wetlands process can get in the way of well-intentioned development plans. It's hard enough to develop the Striar property without being publically reminded that it's hard to get approvals to fill wetlands.  

---

by: FredCivian @ Tue Sep 18, 2012 at 20:56:04 PM UTC

[ Parent ]

Just thinking outloud... (0.00 / 0)

...but maybe the bounty of mosquitoes and the threat of EEE means filling in some of the swamp, er, wetlands to access the property would be viewed as win-win.

---

by: Eric C. @ Tue Sep 18, 2012 at 20:56:22 PM UTC

[ Parent ]

it is possible (3.00 / 1)

Both state and local wetlands rules anticipate that possibility.

In that case there are multiple conditions that must be met (e.g., "the ground water and surface elevation of the replacement area shall be approximately equal to that of the lost area" and "the replacement area shall have an unrestricted hydraulic connection to the same water body or waterway associated with the lost area . . . ")

The Commission also must consider "the magnitude of the alteration and the significance of the project site to the interests identified in M.G.L. c. 131, § 40, the extent to which adverse impacts can be avoided, the extent to which adverse impacts are minimized, and the extent to which mitigation measures, including replication or restoration, are provided . . . "

---

by: FredCivian @ Tue Sep 18, 2012 at 23:25:45 PM UTC

[ Parent ]

Some Thoughts... (0.00 / 0)

Sounds like according to what ever amount is filled in has to be connected to the original wetland area, along with the use of one or more hydraulic pumps, which would have to be in the original RFP.
Who would maintain them and pay for repair costs?

Some options and suggestions:

1) How big of an area is the wetland portion? Would it be possible to either leave it untouched or fill in just enough for narrow walking trails with a "moat type appearance," with connecting waterways, like at a golf course?

2) It appears the use any type of recreational fields would probably not be approved on the wetland locations, unless it was able to be filled in using the threat of mosquitoes and EEE health exceptions.
Would that involve any approvals from the Board of Health?

3) Would the building of any structures on elevated cement pilings, keeping the majority of the wetlands intact, hopefully meeting all State and Federal guidelines be possible?

If the wetlands are not entirely able to be filled in, then it seems that the treat of mosquitoes and EEE health problems will always be a major concern.

Once the entire parcel is surveyed, taking a walking video of the trouble area's might be good. Using that, if the Eng. Dept. uses software capable of analyzing "3D Terrain Topography" from video, might be helpful to give the best possible solutions.

---

by: OakdaleLifer @ Thu Sep 20, 2012 at 04:58:04 AM UTC

[ Parent ]

Please see the 2004 Volmer report (3.00 / 1)

on the Town Engineering page.

The field areas will have very little impact on the wetland area, only the proposed access roads. In the Volmer report, you can see the wetland areas effected.

In 2004, the access road impacted over 5000 Sq ft of wet land, the new access road easement impacts approx 3200sq ft.

---

by: JM @ Thu Sep 20, 2012 at 10:22:57 AM UTC

[ Parent ]

Stiar Access (0.00 / 0)

There has always been access to the Striar Property off of Capen Lane, but to develop the property for recreation use would impact that quiet neighborhood. Plus the existing roads aren't build that additional traffice like Sprague Street.  The goal was to find an access point off Sprague St.

---

by: JM @ Wed Sep 05, 2012 at 12:36:38 PM UTC

there are THREE access points (3.00 / 1)

The 2004 Feasibility Report described three potential access points:
1- through the neighborhood adjacent to the Capen
2- through the warehouse property via easement off Sprague
3- through the Capen property itself

The report said the 2nd choice had significant traffic and line of sight problems on Sprague and conservation issues . . . it recommended that #3 be pursued.

But that would require P&R and the Schools to try to work something out . . . wonder how those discussions went.

http://www.dedham-ma.gov/index...

---

by: yorviskalinsky @ Wed Sep 05, 2012 at 15:47:34 PM UTC

[ Parent ]

#2 (0.00 / 0)

I think they have a better chance with conservation.
What do you think Fred? Oh excuse me Mr. Chairman.

---

by: Ghost @ Wed Sep 05, 2012 at 18:45:43 PM UTC

[ Parent ]

Huh? (3.00 / 1)

"I mustn't go singling out names. One must not be
a name-dropper, as Her Majesty remarked to me
yesterday."
--attributed to Norman St. John Stevas (b. 1929)
British politician, author, and barrister.
Leader of the House of Commons [1979-81].
===============================================
"The location of the access roadway presents a safety concern due to its proximity to the sharp curve on Sprague Street. Inadequate site distance would be provided from the access drive to Sprague Street that may result in vehicular and pedestrian conflicts. This access drive location should not be pursued for this facility, particularly given the potential users including small children and the elderly."

"Vollmer prepared an alternative layout, shown in Figure 5, which addressed the issues stated above . . .  the safety concern associated with the access drive was eliminated with a new access location adjacent to the Capen School. Vollmer recommends this concept for further developed an additional planning and engineering be performed to provide a facility that fully meets the needs of the Town now and in the future."

"Based on the American Association of State Highway and Transportation Officials (AASHTO), the required stopping sight distance at this operating speed should be at least 700 feet. This distance enables a driver of average perception and reaction time to look in both directions,
determine it is safe to proceed, and enter onto Sprague Street without interfering with oncoming traffic or enabling the opposing traffic to safety reduce their speed to avoid a collision. The sight distance provided by the proposed driveway is only 350 feet."  

---

by: yorviskalinsky @ Fri Sep 07, 2012 at 02:18:00 AM UTC

[ Parent ]

Fred (0.00 / 0)

Part of the RFP will be to address that issue and re-evalulate the Gateway to the Manor project and how it will impact the possible access road.

---

by: JM @ Fri Sep 07, 2012 at 15:48:44 PM UTC

[ Parent ]

Fred yourself (4.00 / 1)

name is yorvis, my man

now, back to the issue . . .

good to get all this info out in the public, eh, Fred?

---

by: yorviskalinsky @ Sat Sep 08, 2012 at 17:00:04 PM UTC

[ Parent ]

Another viewpoint (3.00 / 1)

You mean that after the locals on Capen Lane got their way, the goal was to find an access off Sprague st. Just because Capen Lane is quiet now, I see no reason why the town would need to keep it that way through eternity. An equally reasonable argument could be made that given the traffic people on Sprague st have to deal with, they should be spared any additional traffic. And the Capen Lane people should have to bear some of the burden they've avoided up until now.  

---

by: manorman @ Thu Sep 13, 2012 at 21:31:26 PM UTC

[ Parent ]

So, (0.00 / 0)

if the town were to decide to extend Sherman Rd to build an access road to the former Stop & Shop, you would be in favor of that?

Sprague St. is built to handle traffic with a wider road with sidewalks on both sides. Tower, Crane, Paul and Capen Ln is built to handle resident traffic.  

---

by: JM @ Fri Sep 14, 2012 at 03:12:25 AM UTC

[ Parent ]

Fiunny you should ask (0.00 / 0)

I listen to trains idle, rev their engines, and bang around at 2:00 AM most nights. And the lights they put in at the end of Hooper rd are bright enough to read from inside my bedroom in the middle of the night. You're talkin' to the wrong guy - I'm dealing with my fair share.  

---

by: manorman @ Sat Sep 15, 2012 at 17:53:50 PM UTC

[ Parent ]

Blame Menino (0.00 / 0)

for the Trains, he had them pushed down the track toward Dedham.  That is why the sound barriers were built.  

---

by: JM @ Sat Sep 15, 2012 at 22:07:27 PM UTC

[ Parent ]

Location Location Location.. (0.00 / 0)

The first rule of real estate. There's a reason the people who purchased their homes on those quiet side streets paid more than those who purchased homes on Sprague street. These people were not only buying a home, they were buying the peace of mind that their children would be safer and that they could enjoy their property without the constant drone of traffic. I myself like my neighbors paid more to have our homes built on a cul-de-sac for those same reasons. If the town ever decided to extend my street I  would also fight tooth and nail to block it as the consequences would be both a financial loss (equity) as well as life style change I'm not willing to accept. On a side note.. I'm not suprised OakdaleLifer gave this comment a three as I have come to the conclusion (my opinion only) that OL hates to see anyone happy or content (misery loves company). Just happy to see he actually posted to the CORRECT article this time. Don't forget to give this a zero.        

---

by: firstpresident09 @ Sat Sep 15, 2012 at 17:23:42 PM UTC

[ Parent ]

Times change (3.00 / 1)

The town has no responsibility to keep your property values high. And I doubt there's any big difference in sales prices between Sprague st and the surrounding side streets. You didn't move to Dover, my friend.

There's nothing on your deed that says you'll never have another car driving on your street. You are not entitled to the conditions you found when you bought your house. You can NIMBY all you want - the rest of us don't have to accept it. The people who bought on Sprague street could say the same thing you do - they want the conditions the same as when they bought. Are you better than them?  

---

by: manorman @ Sat Sep 15, 2012 at 17:58:21 PM UTC

[ Parent ]

My point proved with your own words.. (0.00 / 0)

The inconvenience of these trains late at night played a factor in the price you paid for your home or should have if you did your homework before buying. It is no different than the person who buys a home next to a bar, convenience store or any other place where noise is generated. These factors lower home values. As for the light. Buy a shade.

As far as the town having no responsibility to keep my property values high, that argument went out the window after they spent tens of millions on 2 new schools as well as another 5 or so million on a new square under the guise of increasing home values in town. Not to say the new schools were a bad idea. They were much needed and will help increase property values, the square..not so much.

As far as home prices. You will pay considerably less to live on Sprague street than you would to live on a quiet dead end side street. Same would go for a train yard as well. I never said my "deed" came with a guarantee. I did however do some homework and built a home on land that borders conservation land that can not ever be built on. This assures the property I bought 15 years ago will be the same 15 years from now. As far as conditions on Sprague street. It was a busy dangerous street 25 years ago and it's still is.

I never said nor do I think I am better than anyone else. I just do as much research as I can before a large purchase and never rush into things. I've been lucky thus far but if the day comes that something doesn't work as well as I hoped I certainly wouldn't wish ill to others who may have been more successful.      

---

by: firstpresident09 @ Sat Sep 15, 2012 at 19:14:43 PM UTC

[ Parent ]

Smug (3.00 / 1)

People don't buy on less desirable streets because they don't do research or are too impatient to  wait for the perfect spot. Generally, people buy the house they can afford.  No real point in patting yourself on the back for being able to afford a quieter street.  Unless you wish to be looked down upon by the folks in Precinct 1 estates.

As for the rest of it: tell it the people who bought in Oakdale district and now live in Avery district. And if you're going to say "but the new Avery is wonderful!" - well - it is. And while we're looking on the bright side, remember that development of the Striar Property will have a positive impact for the people who live near it.

---

by: Easting @ Sun Sep 16, 2012 at 01:10:25 AM UTC

[ Parent ]

Precinct 1 (0.00 / 0)

I've been inside several homes in Precinct 1 and I'm still waiting to see what all the fuss is about. I guess if out dated, drafty over priced homes that could use an immediate visit from "This Old House" are your kinda places then knock yourself out. I'm sure some people find a certain charm in saying they live in Precicnt 1. Maybe they're the ones who are smug.

I realize you buy what you can afford. Unfortunately there are many people who make bad choices or don't think the consequences through before buying and it has nothing to do with money. That's fine as it's their bed to lie in. They just need to stop putting the blame on others or being resentfull for their own short sighted decisions.

With that said...

My original post was in defense of the people who had bought homes in a desirable neighborhood. Their fight to keep it that way should be understood by others who would have done the same thing if it had been them. You don't have to agree with me as it's just my thought on the subject.

By the way, I will pat myself on the back (just a little) as I got to where I am with hard work, sacrifice and disciplined choices after growing up in East Dedham and starting with nothing. If that sounds smug that's your problem. Not mine.

I don't recall saying anything about school districts so I don't know where that came from. Besides, at the risk of sounding smug. My kids went to private school.

I don't live near the Striar property and wish nothing but the best for ALL the residents of the Manor  

---

by: firstpresident09 @ Sun Sep 16, 2012 at 03:37:45 AM UTC

[ Parent ]

School districts (3.00 / 1)

Where that came from was how familiar your argument sounded from the school redistricting arguments.  Last year, many streets were redistricted to the new Avery.  Residents who very deliberately chose to purchase a house in the Oakdale school district (often highest ranked in Dedham = increased property value) found out that their street had been redistricted to the Avery school district (historically the lowest ranking).  Many harsh words and hurt feelings were exchanged as a result. Some still feel their property values were greatly diminished.   But in the end, none of that mattered, redistricting went on as planned (after many meetings), the town does what it feels is best.

Anyway. I understand fighting to keep your street as desirable as possible. But I think it's universal.  Just because there is already some traffic on Sprague doesn't mean residents there can't argue against making it worse.  As JM said, Capen isn't really designed for additional traffic, so I don't think you have much to worry about.  But Sprague St residents have just as much of a voice in town as anyone and should have a say in how Striar is implemented.

---

by: Easting @ Sun Sep 16, 2012 at 05:37:46 AM UTC

[ Parent ]

Complete Agreement (3.00 / 1)

The "property values" argument is adopted by every single homeowner in every single town in every single project where the homeowners perceive a threat to their home's value.  Towns are indeed under no obligation whatsoever to consider an individual homeowner's market-driven property value (and there is no "right" to property value), but from a practical standpoint towns need to weigh all options and treat their residents with respect when making decisions that impact quality of life. Towns need to treat individual residents as their constituents and respect their concerns while also acting in the long-term best interests of the town-wide population.

On the flip side, any time a town's project will have potential negative impact on quality of life for individual homeowners, those people should aggressively advocate for their (and their neighbors') interests. But that advocacy should be limited to mitigation of negative impact and should not include simply blocking the project because of anger over potential value loss.  If you look in the mirror and say "it's for the good of the town, my day to day life will not be impacted, but I think - THINK - that my real estate values MIGHT drop ... and that's all it is" then there's no real reason to stand in the way.  

---

by: stebivule @ Sun Sep 16, 2012 at 14:16:12 PM UTC

[ Parent ]

New Districts.. (0.00 / 0)

I remember hearing about the shool department moving a few streets from the Oakdale school district into the Avery district. I didn't follow it but I recall there was some disharmony over the process.

With that said the real reason for this post is that I am slightly perplexed as to the criterion OakdaleLifer uses for his/her ratings. Manorman complains about a certain neighborhood receiving peferential treatment and OL gives it a 3. Easting writes how some people got unjustly moved ( no preferential treatment) and OL gives it a 3. I could go on and on with examples but don't really feel like it and people can read for themselves.

So....

Is OL just confussed or does he/she give high ratings to those I have debate with to make himself/herself feel better and as an added perk he/she avoids a direct dialect with me. I'm thinking it's both with just a smatter more of the latter. Sad....

---

by: firstpresident09 @ Mon Sep 17, 2012 at 01:12:54 AM UTC

[ Parent ]

Fred (0.00 / 0)

In 2004, we did have that discussion with the SC and there was concern of an access road so close to the playground.

---

by: JM @ Thu Sep 06, 2012 at 16:54:51 PM UTC

Dog park (0.00 / 0)

The Striar property is now one of the possible (probable?)locations for the permanent dog park.

---

by: Rigby @ Fri Sep 07, 2012 at 14:26:34 PM UTC

[ Parent ]

Yes (3.00 / 1)

The Manor Fields Scoping Committee and the Park & Recreation Commission have voted to set aside up to 1.5 acres for the permanent dog park home.  It will be included in the RFP for the overall design.  

---

by: JM @ Fri Sep 07, 2012 at 15:45:24 PM UTC

[ Parent ]

Long Past Due Details... (0.00 / 0)

It sounds like the best access to the Striar property would be thru the existing Capen School entrance, demolish the kids playground, go to the right of the school and go about half way down to the middle of the pit(many used to call it the "Capen Pits" when we were kids) then, build a road straight thru to the Stiar property.

The access road will probably cost at least $150-200K, that's not including any building or field construction costs of any type.

The big question is money, money, and where do we get the money? Grants might help a little, but it sounds like the Senior Center, Police Station and the developing of the Striar will all be in competition, unless, they use the Striar for one of those purposes.

Something less talked about is the Capen School itself. Now that the pre-school has moved, what is the Capen being used for now?

Could the Capen be used for any of the following:

It's a good site for the Dog Park/walking trails.

Would it be good for the Senior Center, probably not as convenient as Endicott, with more amenities.

Could either or a combination of the Police, Fire, DPW or Town Hall use it? It's not as old as Avery, could it be rehabed to save money.

I heard one person mention, could it be used as a "YMCA" type building for kids and adults, with an indoor pool?

I like that idea, what are your thoughts?

---

by: OakdaleLifer @ Wed Sep 12, 2012 at 04:21:32 AM UTC

[ Parent ]

Capen (4.00 / 1)

During my days at Capen, the field area was called the hollow and the sand pits on Striar were called the Pits.

So you think that a access road down a steep hill will cost 200K??, just to pave an existing road in Dedham can be 50K-100K.  Remember, you have to include all drainage & Utilities.  My guess on an access road coming down Capen hill to being over 700K+.

The Manor Fields Scoping Committee recommended the following for the development of Striar.
2 Multipurpose fields-soccer, football, lacrosse, field hockey
-3 to 4 Lighted Tennis courts
-2 Lighted Basketball courts
-1.5 acre Dog park
-Playground
-Walking trails with exercise stations
-100+ Car parking lot
-Concession/Restroom/Storage building

---

by: JM @ Wed Sep 12, 2012 at 12:28:47 PM UTC

Money (3.00 / 1)

"The big question is money, money, and where do we get the money? Grants might help a little, but it sounds like the Senior Center, Police Station and the developing of the Striar will all be in competition, unless, they use the Striar for one of those purposes."

One of the requests as part of the RFP would be to provide a phased build of the Striar land.  The big ticket item is the access road and parking.  Once that is done, the DPW can use the parking lot for another snow dump and continue to use the property for storage as the fields are built.

---

by: JM @ Wed Sep 12, 2012 at 12:39:00 PM UTC

Great Info. Thanks JM (0.00 / 0)

What about the Capen school itself, what's the plan for it's future use? Would any of my suggestions work?

Would it be good for the Senior Center, probably not as convenient as Endicott, with more amenities.

Could either or a combination of the Police, Fire, DPW or Town Hall use it? It's not as old as Avery, could it be rehabed to save money.

I heard one person mention, could it be used as a "YMCA" type building for kids and adults, with an indoor pool?

---

by: OakdaleLifer @ Wed Sep 12, 2012 at 22:06:44 PM UTC

[ Parent ]

Still to be used as a school (3.00 / 1)

The long term School Building/ Rehabilitation Plan calls for the Dexter School to be used as the kindergarten and preschool while the Capen is renovated.  After that, some or all of Oakdale students could be moved to Capen while Oakdale is renovated.  After Oakdale is back at full capacity, the little ones will return to Capen.    

myDedham.org - a community since 1636 and online since 2007!

---

by: Brian @ Thu Sep 13, 2012 at 01:30:12 AM UTC

[ Parent ]

Wait. Why? (Plus a question) (3.00 / 1)

The Dexter property would be so much nicer as a preschool and Kindergarten. Why return the kids to Capen after Oakdale is renovated?  

The Capen building might make a nice police station............

Do we have a general idea of when the preschool/kindy will move to Dexter?

---

by: Easting @ Thu Sep 13, 2012 at 18:13:32 PM UTC

[ Parent ]

I Agree.. (0.00 / 0)

I think the Capen is ok to use for temp. transitional use, but afterwards it should be used for a one of the several outstanding building needs, Police, Fire, Senior Center, YMCA type building, it can be rehabbed at a lower cost than rebuilding, it's much younger than the old Avery school.

---

by: OakdaleLifer @ Thu Sep 13, 2012 at 22:53:12 PM UTC

[ Parent ]

I think... (3.00 / 1)

I don't have the 25 year report in front of me, but I think a large consideration is that the School Department currently leases out space at the Dexter School and it is thus a source of income for them.  If it was to become a school permanently we would lose that.  

We are currently seeking state funds from the same pool of money that paid for part of the Middle and Avery Schools to pay for the Dexter work.  Once we hear back either way from them I suspect you will see an article at Town Meeting asking for the rest of the money to renovate and expand the Dexter.  It's going to be a few years before we move any kids back there.

Also, I should add that I'm not entirely sure if any renovations are going to be made to the Capen as I stated above.  There may or may not, I simply can't remember.

myDedham.org - a community since 1636 and online since 2007!

---

by: Brian @ Fri Sep 14, 2012 at 14:05:22 PM UTC

[ Parent ]

Capen (3.00 / 1)

Love Capen, but if the Town couldn't find a use for Avery, I very much doubt they will have a use for Capen.  I thought the COA would have jumped at taking Avery and then ask TM for 2 Million to renovate it.  I was surprised when no Town Hall Dept needed more room and took space at Avery too.  

---

by: JM @ Thu Sep 13, 2012 at 13:34:19 PM UTC

[ Parent ]

Glad that you asked, (3.00 / 1)

but we have a long road through many Committees before I can answer.  Once we get to the RFP, the Engineering firm that gets the project with need to explore every option.  You can always call me, if you want to know.

---

by: JM @ Fri Sep 14, 2012 at 03:17:46 AM UTC

Manor Fields Scoping Committee (3.00 / 1)

has a meeting on Tuesday, Sept 18th. All are welcome to attend.

During our information gathering process, we invited the COA & Police Chief to attend to see if they had an interest in being involved with this project. The Chief came & listened and gave his input.  He thanked us for asking, but had some concerns about the location.  The COA declined our invitation, because they are focused on the Endicott Estate.

The RFP that goes out will ask the Engineering company to build a phased 5-7 year development of the property. So we won't be coming to Town Meeting looking for all the money at once.

---

by: JM @ Sat Sep 15, 2012 at 12:32:04 PM UTC

Don't see the sense. (3.00 / 1)

If you're going to keep coming back for more money over 5-7 years, you may as well put it in one bundle. Who's being fooled?  

---

by: manorman @ Sat Sep 15, 2012 at 18:01:39 PM UTC

[ Parent ]

My Guess Is? (0.00 / 0)

As JM will tell you, they will probably give a rough estimate for the entire project, but will be willing to except funding in phases, to make it easier on the Town's wallet.

---

by: OakdaleLifer @ Sun Sep 16, 2012 at 00:22:03 AM UTC

[ Parent ]

Manor Fields Scoping Committee (3.00 / 1)

Manor Fields Scoping Committee meeting on Tuesday, September 18th starting at 7pm at Town Hall.

Agenda:
Status of COA/BOS Land- Sarah MacDonald
RFP Status- Jason Mammone
Old/New Business
Schedule next MFSC meeting.

Thanks,

Jim

---

by: JM @ Mon Sep 17, 2012 at 14:04:58 PM UTC

[ Parent ]