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Article 60 and 61 Disposition of Gridley School and Water- Sewer Storage Building Task Force Information
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Source page 1
Jones, Ellen
From: Aspinwall, Charles
Sent: Thursday, April 12, 2018 8:32 AM
To: Murgia, James R.; Jones, Ellen; Robert.BarkerJr@sanofi.com
Subject: Gridley and Water-sewer storage building
Attachments: Gridley School & Water & Sewer Storage Building Task Force.pdf
Follow Up Flag: Flag for follow up
Flag Status: Flagged
Please be advised that this past Monday the Board of Selectmen accepted the findings in the
attached reports of the Gridley School and the Water-Sewer Storage Building Task Force. The
recommendations of the committee are to demolish the water-sewer storage building due its
advanced deteriorated condition and the $1.2 million dollars it would take to bring the building up to a
condition suitable for a municipal use. The committee recommends that a historic preservation
restriction be placed on the Gridley School and that the building be sold. The renovation costs for
the Gridley School approach $2.7 million dollars. Before the Water – Sewer Storage Building is
demolished, more research is needed to locate and properly cap the underground piping associated
with the former use of the building as a water pump station. The committee further recommended
that the town explore linking the Water-Sewer Building property to the Devoll field through a wetland
park/boardwalk system.
Charles J. Aspinwall
Town Administrator
801 Washington St.
Canton, MA 02021
781-821-5000 Office
1Source page 2
REPORT OF THE
GRIDLEY SCHOOL —WATER/SEWER STORAGE BUILDING TASK FORCE
APRIL 3, 2018
The Board of Selectmen has charged the Task Force (TF)to examine the condition of
The Gridley School on Washington St. and the Water/Sewer Storage Building on Pine
St. The TF has visited both sites, developed criteria by which the buildings would be
reviewed, contacted interested parties and hereby makes its report.
The criteria by which our recommendations are made are as follows:
1. Town need of the building
2. Historical value of the building
3. Potential town uses
4. Potential community uses
5. Condition of building
6. Costs to repair
7. Status of other town building needs
8. Allowed uses under zoning
9. Town financial condition
10.Time
GRIDLEY SCHOOL
The Gridley School, originally constructed in 1854, is a two story structure situated on a
stone foundation. It was last used for a daycare program. Its interior finishes are
unremarkable and much of the historical treatments in the interior of the building have
been stripped away over the years. The historical exterior of the building has been
preserved, although it is in need of repair. The Town recently spent approximately
$150,000 to stabilize the roof structure which had.separated from the main structure,
most likely due to snow load. Anew shingle roof is needed. The status of the building
is listed on the attached compilation of the more detailed GRLA report on the condition
of the building. There are structural issues related to the second floor which prevent the
second floor from being used.
1. Town need for the building — as the building currently exists there is no need for
the building. There is a noted need for storage space for town records but the
building cannot meet that need without substantial structural repairs.
2. Historical value of the building —the building was built in 1854 as a school and
was named after General Richard Gridley, Chief Engineer of the Continental
Army. The exterior of the Building retains its historical value but aside from a
damaged tin ceiling on the second floor, there is little historical value in the
interior of the building.
3. Potential Town uses -The vacancy of the building was discussed at a recent
department head meeting but no department saw the building as a potential siteSource page 3
for meeting departmental needs. The building was mentioned as a site for
strorage of town records but structural issues would have to be addressed first.
4. Potential Community uses — Similar to town uses above, the structural issues of
the building limit occupancy to the first floor. The potential for a museum or artist
space were raised but it was noted that such space is being planned for the Paul
Revere Heritage Site. Boy Scout space was mentioned but again, renovations
would be needed requiring town appropriations when meeting space is already
available for private groups (Armando Center, Pequitside, school space, Town
office meeting rooms, Library).
5. Condition of building —The roof structure was recently stabilized costing $153K.
the corner frieze on the west side needs replacement and there are rotted
clapboards at the foundation line. The second floor is structurally unsound for a
public purpose. There are punky spots at the rim joists.(see attached
summarized report)
6. Anew roof and soffit work is needed at a cost of $140,000. Other improvements
noted on the attached summary include $2.6 million dollars of improvements
needed in the next five years and nearly $80,000 in year 5-10.
7. Other Town Building needs:
Schools —The School department has presented a list of school improvements
totaling $141,000,000 over the new five years. See attached)
Town —The town has completed a master planning process identifying
$33,000,000 in needed municipal building costs over the next ten years. (see
attached)
8. Zoning uses allowed —The uses allowed in the district (single residence B)
include single family residential and or municipal, philanthropic, child care,
education uses. The abutting property is a two unit condo, and across the street
there are also multi-unit buildings. An application for a two unit condo could be
made arguing that a two unit building would be in harmony with the
neighborhood.
9. Town financial condition —While the town is currently in good financial condition,
significant unexpected special education costs (totaling over $2.0 million) are
expected in FY18 and FY19 that will reduce town reserves. That, coupled with
the significant amount of actively used building upgrades being needed, places
the restoration of the Gridley at a lower position in terms of significant investment
in buildings.
10.Time —the building is not in jeopardy of failure but the roof and the soffits need
immediate repair.
RECOMMENDATION
The committee suggests that the best option for the building is to place a
historical preservation restriction on the structure so as to preserve the exterior of
the structure and authorize the Board of Selectmen to sell the structure.Source page 4
c~
E~
'roan: Aspinwall, Charles
nt: Monday, March 05, 2018 8:47 AM
To: 'rtepper@cbzhomes.com;'_Emily G. Prigot';'chuck-Chapman@verizon.net'; Walsh, Ed
Subject: FW: Gridley &Water Works
At#aehav'ents: Bldg assessment compilation - Gridley.doc; Bldg assessment compilation - Wtr-swr
bldg.doc
She ~exf meefing of the C~ridl~ylW~~er Sewer Sfor~ge wilding l'ask Force i~ sch~duied for iV~rch
12tH of 6 PlV~ in the ~a~l Carroll room. here ~~e some of the cri~eri~ ~Ne balked a~ouf u~i~g fo help
ma9se our ~~comme~dation:
- Town need for building
- Historical value of wilding
- Po~enti~l town uses
- Fof~ntial cornr~unify ~s2~
- Condition ofi btailtiing
- Costs fo repair
- Sfatus of other town ~ school buildings (priority)
- Zaning, allowed ~sse~
- 'own financial condition
- Time
~ac~~d ire fwo s~arr~mari~s of the b~il~+ing reports on both sfr~acfures. See you on the 12tH
Charles J. Aspinwall
down Adminisfra~or
801 Washington St.
Canton, IViA 02021
7£~ 1-821-5000 4~fice
iSource page 5
GRII~LEY SCHOOL BUILDING REVIEW
FEBRUARY 26, 2018
N OTES/RECOMMENDATIONS FROM GRLA REPORT AND COMMITTEE VISIT
A. Structural
a. General
- Foundation walls mortarjoints are in poor condition.
b. Recommendations
- Repoint foundation
B. Architectural
a. General
- Walls throughout need repair and repointing
- Stairs have old carpet that should be replaced. Railing is not ADA.
- Flooring and ceiling finishes throughout needs replacement as well as selective door
thresholds.
- Exterior and interior doors need replacement.
- Ceiling tiles in many places are stained and should be replaced.
- The under stair storage area is illegal and contains exposed insulation and electrical conduit.
- The second floor should be inspected for structural integrity.
- Lead paint is certain throughout. Second floor tin ceiling mat be salvageable.
- Upstairs toilet rooms are abandoned and used for storage.
- Doorknobs are not handicapped accessible.
. - HP ramp rail needs repainting.
- First floor windows need replacement
- Rear corner gutter is not connected & is causing water damage and rot.
- Front trim boards have water damage.
- Pavement condition is fair to poor throughout the site.
- Only one non-conforming MAAB parking spot
- North entry door leading to ramp is not code compliant.
- Door at midwidth intermediate landing opens back onto landing not code compliant
- Stairway finishes are old, worn and need renovation.
- Hurricane ties should be installed between rafter ends and top plate of outside wall.
- Some hazardous materials (lights, ballast, bulbs)found onsite
b. Recommendations
- Implement a program of pavement repair and improved pavement markings
- Implement a program to bring the accessible parking space, signage, and access aisle into
compliance with MAAB regs.
- AI floor, wall, and ceiling finishes are in poor condition and need replacement
- Handrail and stair work is needed as they are not code compliant.
- North egress door latch proximity to adjacent wall must be addressed.
- A full building renovation is required for continued building service.
- An elevator must be installed to second floor
- There is peeling led paint throughout the building.
- After building is sprinklered and structure is addressed, occupancy of the second floor will be
limited to 49 persons.
- The stair to the second floor stairs must have rails and treads &
- Repair peeling paint on the facade must be replaced.
- Peeling Paint on wood trim must be addressed.
- Railing on HP ramp must be repainted.
- Gutters must be reconnected and rotted wood repaired.
- Replace fire alarm system
- Close soffit gapsSource page 6
C. ENVELOPE
a. General
- Roof shingles are at the end of their design life
- Gutter is pulled away from roof.
- Upper windows are boarded up.
- Roof soffit repairs needed
b. Recommendations
- Windows on 1S floor must be replaced.
- Roof shingles must be replaced. Gutters must be reconnected &replaces where needed.
- Rear boarded up widows should be replaced.
- Exterior doors &hardware should be replaced.
- Soffits require repair.
D. ELECTRICAL
a. General
- Panel is in fair to poor condition.
- Fire alarm system is old but in fair condition
b. Recommendations
- Replace electrical service
- Upgrade existing lighting
- Replace fire alarm system
- Replace lighting and controls
- Replace emergency lighting throughout.
- Replace all wiring &receptacles.
- Provide new exterior lighting
E. HEATING, VENTILATION, AIR CONDITIONING(HVAC)
a. General
- Gas forced air furnace is 20 years old.
- Toilet room exhaust fans need replacement
b. Recommendations
Replace furnace, ductwork, registers, grilles, and diffusers
Install central air.
- Replace exhaust fans.
E. PLUMBING
a. General
- Fixtures are installed low for children and are at the end of their useful life.
- Main Hall sink and cabinet need replacement
- Building has no fire protection system (sprinklers).
- No drinking water fountain is on site
b. Recommendations
- Replace all plumbing fixtures with efficient fixtures
- Upgrade hot water heafer
- Replace old sanitary piping with new ABS or PVC piping.
- Install water fountain
-Install sprinkler system
-Replace ail sanitary pipingSource page 7
Facilities Condition Assessment of Town Buildings- Canton, MA
Total Estimated Costs
Bldg # Building Cost Estimate Building Totals
1 yr 5 yr 10 yr
1 Memorial (Town) Hall $999,800 $2,285,950 $2,867,100 $6,152,850
2 Public Library $201,200 $1,251,150 $1,691,350 $3,143,700
3 $39,300 $1,197,700 $646,550 $1,883,550
Police Station
4 Fire Station Headquarters $147,610 $1,446,900 $1,093,OD0 $2,687,510
5 Ponkapoag Fire Station $304,400 $717,000 $4.5,450 $1,436,850
6 Public Works Garage $4,200 $854,100 $764,500 $1,622,800
7 Senior Center $21,000 $306,150 $207,800 $534,950
8 James Moran Water Treatment Facility $1.0,000 $121,750 $389,050 $520,800
9 Edward Sullivan Water Treatment Facility $12,800 $360,900 $826,600 $1,200,30Q
10 William Armando Recreation Center $176,000 $935,200 $1,139,400 $2,250,600
11 Pequitside Main House $59,600 $2,031,500 ~ $585,450 $2,676,550
12 Pequitside Carriage House $393,700 $39,650 $45,700 $479,050
13 Pequitside Horse Barn $246,700 $338,550 $255,500 $840,750
14 Ponkapoag School $620,700 $586,200 $459,000 $1,665,900
15 Gridley School $45,500 $2,642,650 $79,200 $2,767,350
16 Water /Sewer Garage $0 $234,700 $523,850 $758,550
17 Water /Sewer Storage $126,700 $1,282,900 $57,400 $1,467,000
18 Parks and Recreation Garage $140,000 $656,950 $111,350 $908,300
19 Cemetery Office /Garage $187,500 $438,800 $108,800 $735,100
Totals $3,736,710 $17,728,700 $12,267,050 $33,732,460
~ ~ R ~ ~ ~~ Apri125, 2017Source page 8
A B C D E F G H
1 6-YEAR CAPITAL PLAN (2018 thru 2023)
2 (As of September 26, 2017) — ----~ ---- - ---------
3 (Master Plan Related Projects, Only)
5 Short-Term Master Plan Schedule and Projected Expenditures
6 O tions 5B.1 FY2018 FY2019 FY2020 FY2021 FY2022 FY2023 TOTAL
7
8 Modulars at Elementa Schools for Vision/EnrollmentlPre-K
9 Feasibility Study $100,000 $100,000
10 Design $500,000 $500,000
11 Construction $5,500,000 $5,500,000
12 Relocation Ex enses ~ $25,000 25 000
13 $6,125,000
14 - --- --
----- -------
15 New GalvinlAdmin. Buildin
16 SOI
17 Feasibilit /ScematicDesign __ ___ __ $1,500,000 $1,500,000
18 Design _ ___ $8,000,000 _ $8,000,000
19 Construction $92,000,000 $92,000,000
20 $101,500,000
21 --
22 Rodman Buildin Conversion to 8th Grade Academ
23 Feasibility Study __ ___ ___ _ _ $75,000 _ _ $75,000
24 Design _ $2,880,000 _ $2,880,000
25 Construction $28,995,000 $28,995,000
26 FFE ( $500,000 $500,000 $1,000,000
27 Relocation Expenses $500,000 __ 500 000
28 $33,450,000
— ---
29
30 Rodman Relocation to Tem S ace
31 Feasibilit Stud $25,000 $25,000
----- --
32 Design i $100,000 ~ $100,000
---------- — ------ — —
33 Construction/FF&E $1,000,000 $1,000,000
34 Relocation Expenses $25,000 —~ ~ _ $2_b,000
35 ( ~ $1,150,000
i ----
36 — --
37
---- ------
38 TOTAL $200,000 $10 030 000~ $1 500 000 $29 495,000 $101 000 000 $0 $142 225 000Source page 9
REPORT OF THE
GRIDLEY SCHOOL — WATER/SEWER STORAGE BUILDING TASK FORCE
APRIL 3, 2018
The Board of Selectmen has charged the Task Force (TF)to examine the condition of
The Gridley School on Washington St. and the Water/Sewer Storage Building on Pine
St. The TF has visited both sites, developed criteria by which the buildings would be
reviewed, contacted interested parties and hereby makes its report.
The criteria by which our recommendations are made are as follows:
1. Town need of the building
2. Historical value of the building
3. Potential town uses
4. Potential community uses
5. Condition of building
6. Costs to repair
7. Status of other town building needs
8. Allowed uses under zoning
9. Town financial condition
10.Time
WATER-SEWER STORAGE BUILDING
The Water —Sewer Storage Building, originally constructed in 1888, is a multi-story
structure situated on a stone foundation. It was last used as a water source in the
1950's. Its interior finishes are in disrepair but the main stairway to the ground floor and
the arch style door retain their character. The building contains old pumping equipment
and motors. Groundwater is high under the structure floor. The historical exterior of the
building is in extreme disrepair with the northwest wall having pulled away from the
building. The second floor joists are not supported due to the wall pulling away. The
Building Commissioner has deemed it an unsafe structure for first responders and is not
habitable. It is no longer used by the DPW. Active water piping may run below the floor
increasing the cost of demolition or use. There is little in the way of hazardous
materials in the building. Attached to the building is a domed water storage structure
which is aloo in extreme disrepair.
1. Town need for the building — as the building currently exists there is no need for
the building. There is a noted need for storage space for town records but the
building cannot meet that need without substantial structural repairs. The
dampness in the structure makes it unsuitable for records storage.
2. Historical value of the building —the building was built in 1888 as water pumping
station. The e~erior of the Building retains its historical value but is unsafe and is
currently fenced off. The Building Commissioner has deemed it an unsafeSource page 10
structure for first responders and is uninhabitable. There is limited historical
architecture in the interior of the building.
3. Potential Town uses -The building was mentioned as a site for strorage of town
records but structural issues would have to be addressed and dampness makes
it unsuitable for records storage. If the building is demolished there is potential to
link the site to nearby wetland trails or the Devol field.
4. Potential Community uses — Similar to town uses above, the structural issues of
the building prohibits occupancy of the building. The multi-floor configuration
limits use.
5. Condition of building —The exterior of the building is in an extreme state of
disrepair. The northwest wall has pulled away from the building causing the loss
of support to the second floor. The chimney is pulling away from the building.
The deterioration makes the building open to vermin. The Town must better
understand the water pipe layout below the floor. Plans are being looked for.
The building has been deemed unsafe for occupancy.
6. GRLA architects have estimated the immediate one year structural repair costs
are $126,710; which may be a very low repair estimate. The five year costs to
repair are estimated at $1.3 million dollars. Five-10 years costs are $57,400.
7. Other Town Building needs:
Schools —The School department has presented a list of school improvements
totaling over $142,000,000 over the new five years.(See attached)
Town —The town has completed a master planning process identifying
$33,000,000 in needed municipal building costs over the next ten years. (see
attached)
8. Zoning uses allowed —The uses allowed in the district(PROSD)include
recreation, open space, governmental, and education uses.
9. Town financial condition —While the town is currently in good financial condition,
significant unexpected special education costs (totaling over $2.0 million) are
expected in FY18 and FY19 that will reduce town reserves. That, coupled with
the significant amount of actively used building upgrades being needed, places
the restoration of the Garage at a lower position in terms of significant investment
in buildings.
10.Time —the building is in jeopardy of failure and has been designated as unsafe
for habitation. A fence surrounds the fall zone of the northwest wall.
RECOMMENDATION
The committee suggests that due to the unsafe condition of the structure, the
lack of need for the space, the proximity of groundwater to the floor, and the
costs to repair, the best option for the building is to tear down the structure and
incorporate the land into a wetland trail system linked to the nearby Devol field.Source page 11
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PREPARm UNDER hiE DIRECT70N OF /\
~~~~~-:
THE CMTON BOARD OF ASSESSORS BY
STANiEC, INC.
141 POF~TLAND STftEEf
BOSTOW, MA J
JULY 1996Source page 12
~T~ ra a~-. :~ ~,
NOTES/RECOMMENDATIONS FROM GRLA REPORT AND COMMITTEE VISIT
A. Structural
a. General
- Second floor joists have lost support
- Ail wails should be inspected for structural integrity
- Northwest gable wall leaning
- Chimney pulling away
- Second floor stair does nofi meet code and intermediate landing is in dangerous condition
b. Recommendations
- Second floor should be examined for structural integrity
- Extensive sfiructural repairs are needed for safe occupancy
B. Architectural
a. General
- Groundwater is daylighted in several area with the potential for groundwater contamination
- All brick walls need repointing
- Concrete floors are cracked and entire floor requires repair
- Bridge to water dome is non-structural and poses a danger
- Parking and circulation is insufficient
- The building is not accessible and if renovated must be MAAB complaint
- Mechanical, electrical and plumbing systems are limited
- There is no toilet room
- Double doors on west side are boarded up
- No second safe means of egress
- Northwest gable wall is pulling away from roof structure (4" gap) requiring anchor to roof
- Brick has failed behind the chimney affecting bearing of roofjoists
- Brick requires removal &reconstruction
- West gabled dormer is above the structurally deficient wall
- There are no gutter or downspouts
- The condition of the domed circular exterior wall is severely deteriorated
- "Building is in a severe state of disrepair."
- If reutilized building must be 100% renovated with code compliant upgrades to egress,
interior finishes, Mechanical systems, electrical systems, plumbing systems, fire protection
systems, parking, access by the disabled.
- Building does retain historical charm
- Stairs to west egress doors are no code compliant
b. Recommendations
- Repoint all brick exterior and interior
- Replace concrete floor
- Further investigate dome bridge for structural integrity
- Provide lift or elevator to ground and second floors
- Remove and replace existing electrical and plumbing systems
- Provide toilets
- Provide second means of egress form building
- Investigate and restructure northwest wall that is 4" out
- Install gutters and downspouts
- Repair dome circular exterior walls
- Investigate condition of fiberglass dome, repair as necessary or abandon Dome
- Provide fire alarm and suppression systemsSource page 13
- Replace non-compliant stairs
- Provide additional parking and circulation
C. ENVELOPE
a. General
- Windows are either non-existent or are sheeted over with plastic
- The Dome brick wails require restacking and repointing
- Dome roof should be inspected for integrity
- Full window replacements are required
- Roof leaking (stains)
b. Recommendations
- Investigate source of leaks and repair
- Replace all windows
- 100% repoint &rebuild failed masonry
- Investigate condition of copper valleys etc. and repair as needed
D. ELECTRICAL
a. General
- Complete changeover of electrical system needed
- There is no life safety emergency lighting in building
- Battery powered exit~lighting is not present
Fire alarm no present
b. Recommendations
- Replace electrical service panel
- Replace all receptacles
- Provide fire alarm system
- install new lighting
- Replace all manual lighting controls with automatic lighting controls
- Provide life safety emergency lighting
- Provide exit signage
E. HEATING, VENTILATION, AIR CONDITIONING (HVAC)
a. General
- There is limited ductwork to distribute air within the space
- There are no exhaust fans in the building
- The furnace is 20 years old
- There is a 275 gallon oil tank (in same building open to groundwater).
- There are no mechanical ventilation systems in the building
b. Recommendations
The building (should be) is condemned and needs)a full renovation
- Install a new high efficiency gas fired heating system
- Install a new exhaust system
- Remove the old tank and install gas service
- Install new ventilation system
E. PLUMBING
a. General
-Industrial Sink is beyond its useful life
- The sink discharges to the ground (Haz Mat investigation?)
- There is no toilet room
- No fire protection system
b. RecommendationsSource page 14
- New plumbing system with toilet rooms) needed - Sewer connection needed, provide toilets - Install fire protection system (sprinklers) - Install on demand electric hot water heater
Source page 15
Facilities Condition Assessment of Town Buildings- Canton, MA Str u ct u ra I Svste m s #17 Water/ Sewer Storage: The northwest exterior gable end wall is pulling away from the roof structure resulting in a 4" gap. Wall requires a nchorage to rood structure. • Bricl< has failed at the fop of wall behind the chimneyr affecting bearing of roof joists. Brick requires removal and reconstruction. • Priority: High G ~ R ~ L~ A April 25, 2017
Source page 16
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Facilities Condition Assessment of Town Buildings- Canton, MA
#~,6 Water/ Sewer Garage
Discipline Cost Estimate
1 yr Syr 10yr
Slte &Landscape $0 $55,100 $63,550
Architecture $0 $0 $0
Building Envelope $0 $60,700 $0
MEP/FP/Hazmat $0 $118,900 $460,300
Structural $0 $0 $0
$D $234,700 $523,850
#17 Water/ Sewer Storage
Discipline Cost Estimate
1 yr 5 yr 10 yr
Site &Landscape $0 $21,000 $24,200
Architecture $0 $647,600 $0
Building Envelope $5,600 $429,100 $0
MEP/FP/Hazmat $27,300 ~ $185,20D $33,200
Structural $93,800 $D $0
$126,70D $1,282,900 $57,400
G ~ R ~ L ~ F~ April 25, 2017Source page 19
3/27/201$' MACRIS Details
Massachusetts Cultural Resource Information System
M ACRIS
For more information about this page and how to use it, click here.
Inventory No: CAN.366
Historic Name: Canton Water Works
Common Name: Sprindale Pumping Station Offices
Address: 40 Pine St
City/Town: Canton
Village/Neighborhood: Springdale
Local No: 58-92
Year Constructed: 1888
Architect(s): Whittker and Wright
Architectural Style(s): Queen Anne
Use(s): Business Office; Pumping Station
Significance: Architecture; Community Planning; Engineering
Area(s):
Designation(s):
Roof: Slate
'iuilding Material(s): Wall: Brick; Cast Iron; Copper; Wood; Wood Shingle
Foundation: Granite; Stone, Cut
MHC Home ~ MACRIS Home
http://mhc-macris.neUDetails.aspx?MhcId=CAN.366 1 /1Source page 20
Aspinwall, Charles From: Aspinwall, Charles Sent: Tuesday, March 13, 2018 10:03 AM To: George T. Comeau Subject: Gridley -DPW Water/Sewer Storage Building George —The task force the Selectmen has tasked with examining these buildings and making a recommendation relative to their use and or disposition has discussed several options for each building. It would be prudent for the committee to hear from any individual or group concerned with these buildings prior to making a final report to the BOS. If you or anyone connected with the Historical Commission would like to provide input I would be happy to bring that to the task force for consideration. Regards, Charlie Charles J. Aspinwall Town Administrator 801 Washington St. Canton, MA 02021 781-821-5000 Office