Select Board Recap: 01-08-2024

Vacant gas station and we have been given permission by the broker to advance community interest. We have about 4 weeks available to gather ideas and determine whether this is a good investment for the town.

One of the issues I mentioned last week that from October through present, we held several executive sessions with the Economic Development Committee- we felt this was the best way to understand the risks and rewards that would come along with the purchase.

The Economic Development Committee was asked to attend tonight (Melanie)

Melanie joined the board and John recognized John Drohan who joined by Zoom .

John indicated that Melanie has put together a synopsis of what utilization would work best for Washington Street. He indicated Melanie had a lot of information.

Melanie shared a slide deck (along with a handout) had stressed this is a draft and there is nothing final from the committee at this point.

Melanie indicated she used some comments from Envision Holliston and personal communication from business owners and others she’s been in communication with.

With so much time and money being invested regarding Blair Square and Green Street there was some concern about what would draw people.

Some of the comments regarding this project were concerns about traffic in that area. What people wanted to work on were rail trails, small business, historic events, etc.  A lot of people commented they would like to see a place where youth and seniors could mingle. 

The main thrust was how can we encourage people to go into the area (downtown etc.) — and if the sewer system is coming in, what happens if someone comes in and develops a whole section so there was a concern about design regulations.

Melanie indicates she’s calling this “The Holliston Place” a space for people to play, learn, accept, create and engage. Kind of a hybrid place with a flex area — some parts can be focused on information, rail trail maps, community events, historical places, etc. Support locally grown food and crafts (here’s what you can find in Holliston) sort of like a visitor’s center. Pop up shops, places for communication, etc.  

Really want to take a moment to talk about why it’s important to get and utilize this space. This is important (pop ups) (Melanie then shared a story about how pop ups have become a place for startups to “check out” how a business could work for them.) The “cottage industry” for small businesses and you don’t have space at home, or whatever to keep up with demand. Having flex space is helpful for these people to test a concept before going to a brick-and-mortar direction. This type of space can help prove that something could work.  They are good for “short-term” startup options and helps the business owner determine if this is right for them.

She then told a story about Franklin MA and there are three new businesses in Franklin as a result of being able to do these “pop ups” in advance. This is the return on investment because it encourages people to get out of their cars and explore businesses in the area.

The building has decreased in value over the years (because of the fact it’s an eyesore) and this deterioration will continue downward. (Taxes are being paid by the owner per John) The land value is going up but the property value is going down.

This would be a gathering space and would go from blight to “The Place”. After seeing the 4,500 people on the Rail Trail on New Year’s Eve, we need a way to attract and this also gives us an opportunity to bring the rail trail into downtown. Where people gather, businesses will thrive.

Tina mentioned that it is important to remember that when the Envisioning Holliston survey was done, Melanie was not even in Holliston and she’s done a great job encompassing the community input into her presentation.

Mark Bunker: (Green Street) – great presentation – he and his wife did some research and there is currently a similar project underway in Ashland. This sounds similar and it might be worth checking into their experience. It sounds good to get more happening in the downtown area, this is more of a gathering spot and should minimize traffic input.

John Drohan: wants to circle back on a few things – from an economic development point –

Ben: Comment: This is great that you’re thinking about what to do with the space. This is something that’s been dormant for a long time. Question: If we’re doing popups who do you envision managing that process?

Melanie: Someone in her position would be best suited to coordinate this (they care for the spot). She has spoken with the Ashland economic development coordinator and spoken with her about how this could/should work.  She has been allowing this “space” to evolve as the community needs change.

Tina: Agrees this is a great opportunity for the town and we know you’re correct about the ‘popup” space and it being a tool for economic activity. It also helps attract people from the trail to the downtown area, which is good.

She agrees this space offers great opportunities for the downtown area and there does seem to be great acceptance from the residents of the town. The fact that you’ve indicated this property has multiple potential uses is excellent. There is so much to be done and it’s good that you have suggested some good use for the property and taken the time to document those uses.

By going out to organizations and town departments, to determine what they feel would be a  good way to utilize the space – for example a story hour for the children in Holliston, that would be another good use of some of the space in there.

John Drohan – wants to say that he’s going to play devil’s advocate: His own personal view is that if the town buys the property then we lose the tax revenue. Important point that this could cause a decrease in town revenue. The long-range investment (whatever it turns into) even if it becomes something else, it’s an investment in downtown (it’s the center of the corridor) and he believes that the new activity is going to outweigh any loss of revenue. He feels it is an investment that should be taking advantage of (this is from a personal standpoint versus as chair of economic development).

John Cronin – In terms of the concept you delivered, if the town is going to purchase this land, then what is the plan. Conceptually the plan (bones of a plan) is in place. There are a few things that could get in the way. For example, we have existing meeting spaces, shared kitchen spaces (a couple of the things you mentioned in the presentation). These spots may exist already so what makes this different (e.g. what is the return on investment). There are some hurdles in front of us (value of property could be restrictive).

Tina indicates this is a “clean” building – this is not the case – it may have to be torn down or undergo substantial renovation to make it usable. Even the septic system is in very tough shape. There is a capital infrastructure cost which I project to be in the six figure range. Operating — who runs it? there could be other costs associated with the operation which would offset the costs but how do we pay for it without it becoming a budget item.

These are not big obstacles but we need to approach them — we can’t assume if we build it they will come. We nee3d results and that would require a careful analysis of costs and benefits. these questions would also be posed by the finance committee if this ever goes that far. We need to make sure the model will hold up under this type of scrutiny. We received some public feedback how much? and what do they look like:

Ben: We have received seven emails and all are broadly supportive of using the space….given that it is an eyesore and if there’s an opportunity for the town to take it over, then this should occur.

John: in discussions with the broker, they have exclusively approached the town. This is not currently marketed so we are not in competition with anyone.

John we would ask the Economic Development Committee to show some numbers, how it’s run, etc. Who pays, is it for business, is it also for non-profit use that type of thing. Information regarding space.  Does the available space fit into the building (it’s fairly small).  Will the property “comp” out to similar properties which are using for the same use.

What kind of program structure would we be looking at. What would the “footprint” be and will it require specific structural fixtures (kitchen, etc.)

Ben: if there are certain things that are just not feasible in the space they should be eliminated. We also need “ballpark” costs on space renovations to make it work for the “vision” that EDC has laid out.

Tina asked if there were resources available to do that — Melanie said she would figure it out.

John Drohan – one thing to consider is that right now EDC should be presented some options for purchase price. If you (as a board) and have NO use of the property assigned, but the board has control, what is the value of the property with NOTHING put into that space. In my opinion there is value to the town having control of it as it supports the renovation and economic drivers in town.

John C – when we discussed the property every thing is on the table. EDC want’s the property developed but we will hear from folks who want NOTHING done with it. But as far as the SB is interested, we do see value in owning the property and doing nothing. Everything will be discussed. You’ve brought life into a concept and while that requires more work to be done, it’s further along than any other idea.

Kathleen: Comment: if the town purchases the property does this prevent the property to be sold to another facility (John C – no the town would have the right to sell down the line)

Melanie: If the town controls it then you get to choose who you sell it to and that control could have value. That could help quell issues about what could be dissent about what can be done with the property in the future.

Board Discussion of Select Board Budget(s) for FY2025 (requests due to Town Administrator by Jan. 19, 2024)

Travis is out on paternity leave. Kathleen is filling in. We are working on guidelines that were sent out in December and anyone should feel free to reach out to Kathleen with questions.

Warrants

Ben: Motion to approve warrants – 2^nd by Tina, passed unanimously.

Public Comment

Ben: Recycling Center open Sat and Sun through January and a friendly reminder of parking ban in effect until March 31.

Tina: Travis is on paternity leave with his brand-new baby daughter.  He’ll share the details and we’d like to congratulate the Ahern family.

John: this afternoon the Governor announced there will be significant state budget cuts. This will not impact school budgets but will impact earmarks and other local projects. This may impact us we’re still tracking items which could impact us. When the state gets the sniffles, towns get the flu!

Thanks to the DPW for the work over the last couple of days after the snowstorm and they did a fantastic job clearing roads.

Comments from the Town Administrator

Kathleen has nothing from TA office. All town buildings were opened on time this morning.

Board Business

• Senior Center Donation $100 from Linda Katseff
• Conservation Commission donation $250 from Andrew Azredo and Eilish Corey
• Donation to the Fire Department Gift Account in memory of Deputy Chief Joe Gallerani $910.

Motions made by Ben and 2^nd by Tina, all passed.

Veterans’ District Agreement

(John) Document to be signed by Select Board, we have to determine what changes are included. This agreement is slightly problematic in that the date is off (date is apportionment and date is 2021). We need to confirm the effective date. Please verify and bring it back next week.

Meeting Minutes November 27, 2023

Motion made by Ben to accept, 2^nd by Tina, passed.

Other Business

Ben: Nothing

Tina: Mackenzie Ahern – 6lbs 3 ounces / 19”

Meeting adjourned