tremont nail factory - cloudinary
TRANSCRIPT
Second Public PresentationMay 31, 2017
TREMONT NAIL FACTORY
Agenda
• Project Team• Project Process• Recap of First Presentation• Feasibility Analysis• Preliminary Concepts• Proposed Vision Plan• Discussion
Project Team
Project Team
Town of Wareham Kenneth Buckland, AICP, Director of Planning &Community Development
Derek Sullivan, Town AdministratorPeter W. Teitelbaum, Esq., Chair, Wareham Board of
Selectmen
MassDevelopment Edward Starzec, Director, Land Entitlements &Master Planning
Laura Barrett, Project Manager, Real Estate
Union Studio Jeremy R. Lake, AIA, Senior AssociateJoel VanderWeele, Architectural Designer
Peregrine Group Eric J. Busch, Principal
Horsley Witten Joseph E. Longo, Principal, Senior Engineer
Project Process
Project ProcessPre-Design December 2016 -
Visit Site and Review Overall Objectives, Opportunities and January 2017Constraints with Project Team
Stakeholder InputMeet w/ Local Business Owners, Board Members and Town Officials February 2017Online comments and questions on coUrbanize website Ongoing
First Public Presentation March 9, 2017
Feasibility Analysis/Preliminary Concepts March/April 2017Study a range of options based on stakeholder and public input,
review market, regulatory and physical feasibility
Draft Vision Plan/Recommendations April/May 2017Generate vision plan for the site based on preferred concept
including steps towards implementation
Second Public Presentation May 31, 2017
Final Vision Plan/Recommendations Report TBD
Recap of First Presentation
Project Location
Project Site
Project Site
Besse Park
Center Park
Project Location
Project Location
DayCare
ProposedCranberry Museum
HistoricalSociety
Buildings
WCTV(Old Town
Hall)
Churches
Church
FearingTavern
ProposedSenior
Housing
Existing Conditions
Existing Conditions
Existing Conditions
Existing Conditions
Wetlands
Existing Conditions
Wetlands
Existing Conditions
Wetlands
New ConstructionNot Allowed,Renovation
Possible
New ConstructionAllowed if Raised Above Flood Plain
New ConstructionAllowed at
Current Elevation
Existing Conditions
Wetlands
New ConstructionNot Allowed,Renovation
Possible
New ConstructionAllowed if Raised Above Flood Plain
New ConstructionAllowed at
Current Elevation
Preliminary Thoughts
Open Space
Connection toMerchant’s Way
KayakLaunch
PicnicArea
Parking/Access
New Construction (Residential?)
Factory Building:Main Space – Preserved, Event Space/
Music VenueElls – Education/Museum or Retail Use
Pickling Building:Retail or Gallery Space
Packaging Building:Retail or Gallery Space
Freight Building:Main Space – Preserved, Event SpaceNorth Ell – Retail Use
Freight Shed:Storage
Office Building:Education/Museum, Retail,
Office or Residential Use
Restroom Building:Restrooms for Events
Stakeholder Input – Round TwoSuggestions made at First Public Presentation:• Generally supportive of ideas proposed (preservation, mixed use, etc.)• Support for museum idea, could have more regional focus (Iron Trail of SE Mass)• Preserve blacksmith and tool shops – possible demonstrations, relation with Tremont Nail Co.• Utilize Metal Building for affordable artist studios, or larger events in inclement weather• Kayak Launch should include a dock, when tide is low current launch is inaccessible• Need to repair Dam• Relation to Merchant’s Way – distinct approach here so as to compliment, not compete
Suggestions made via coUrbanize website: (87 comments and counting!)• Generally supportive of ideas proposed• Include a mix of uses accessible to all residents of Wareham:
• Waterfront restaurant(s)• Microbrewery• Museum(s) – factory, region, children• Artist/Maker/Shared Office spaces• Exhibit Space
• Be sure to preserve the historic character of the site• Launch point for boat tours about history of river• Take advantage of rail access, trolley to downtown• Need to repair Dam• Need to remediate contamination• Consider relocating the Metal Building
• Farmers’ Markets / Arts & Crafts Shows• Paddlesports/Fishing Rentals• Recreation Center• Indoor Dog Park• Community Gardens/Farming
Feasibility Analysis
Regulatory Issues
Redevelopment is possible, but there is a process, and it will take time…
• Site includes Wetlands, Riverfront Area, and Salt Marshes – required buffers, limits and review• Due to existing conditions/disturbance, there is some flexibility/exemptions possible• Both state and local requirements/review needed
• Portions of site are within FEMA flood zone – limits, flood insurance and management issues• Redevelopment of existing structures in flood zone limited to 50% of appraised value –
will likely require incremental improvements (and patience) over a stretch of time• Potential new development area is above/close to being above flood zone
• Site is not listed as a Rare Species Habitat
• Site has access to Utilities like public water and sewer, as well as electric and gas
• Redevelopment will utilize best practices for mitigation, tuned to this site, as it relates to Erosion and Sediment Control during site redevelopment…
… and integrated, low-impact Stormwater Management as part of the final design
Market Feasibility
• Market feasibility - a real estate development perspective (“finance-ability”)
• Macro/regional – activity in the Cape, Plymouth County and the Southcoast
• Local data – existing studies, survey of available properties and developer input
• Stakeholder input – wants and needs
• Practical, balanced approach - goal is implementable framework to establish vision
Preliminary Concepts
Preliminary Thoughts
Open Space
Connection toMerchant’s Way
KayakLaunch
PicnicArea
Parking/Access
New Construction (Residential?)
Factory Building:Main Space – Preserved, Event Space/
Music VenueElls – Education/Museum or Retail Use
Pickling Building:Retail or Gallery Space
Packaging Building:Retail or Gallery Space
Freight Building:Main Space – Preserved, Event SpaceNorth Ell – Retail Use
Freight Shed:Storage
Office Building:Education/Museum, Retail,
Office or Residential Use
Restroom Building:Restrooms for Events
Preliminary Concepts
“This density is too high...”
Option A: Single, Large Multifamily Building
Preliminary Concepts
“This density is too low…”
Option B: Multiple, Small Single Family Buildings
Preliminary Concepts
“This density is just right!”
Option C: Multiple, Small Multifamily Buildings
Preliminary Concepts
“This option also seems reasonable as a short term means of generating income to offset needed improvements to help create long term viability…”
Option D: Keep the Metal Building
Preliminary Concepts
“This option also seems reasonable as a short term means of generating income to offset needed improvements to help create long term viability…”
Option D: Keep the Metal Building
Potential to build first new building in vacant corner of site
Proposed Vision Plan
Proposed Vision Plan
1. Retain Existing Buildings
Short Term
2. Retain Central Parking
3. Utilize and Improve “The Yard”
4. Utilize and Improve River’s Edge
5. Build Dock at Launch
6. Create Pedestrian Connections
7. Utilize Bridge/Dam Pending Repairs
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Proposed Vision PlanShort Term
Proposed Vision PlanShort Term
Factory Building – West Ell:Museum – Blacksmith Shop
Pickling Building:Whitebox (Retail and/or Gallery)
Packaging Building:Retail/Paddlesports
Freight Building – North Ell:Restaurant/Cafe
Freight Shed:Storage
Office Building - Historic:Museum - Welcome Center
Restroom Building:Restrooms for Events
Office Building - Addition:Offices (Property Management)
Metal Building:Artist Studios/Maker Spaces,Markets/Shows, Storage…
Factory Building – Main Space:Event Space, Music Venue, Exhibitions
Factory Building – East Ell:Artist Studios/Maker Spaces
Factory Building – South Ell:Museum – Tool ShopRestaurant/Microbrewery
Freight Building – Main Space:Event Space
Proposed Vision PlanShort Term
Proposed Dockw/ Pavilion
Proposed Path to Merchant’s Way
Proposed Patio
Proposed Lawn / Picnic Area/ Outdoor Classroom
Proposed Lookout and Bridge
Proposed Access to East Ell
Seating and Planters Until Bridge Repaired
Primary Site Access
Welcome Center
Parking
The “Yard” – Outdoor Event Space shown with Café Tables, Retail Layout Space, Food Trucks and Market Stands
Formalized Parking Area
Proposed Sidewalk along South Side of Elm Street
Proposed Vision PlanLong Term
1. Add Residential Units
2. Repair Bridge – Reopen to Vehicular Traffic
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Proposed Vision PlanLong Term
Proposed Vision PlanShort Term: Keep the Metal BuildingProposed Vision PlanLong Term
New Multifamily:Series of Three 12-Unit Buildings
Proposed Vision PlanLong Term
Residential Amenity/Gazebo
Residential Green Space
Reconfigured Parking Area
Building Oriented to Present Sympathetic
Massing to Street
Additional Connections?
Proposed Vision PlanPerspective Views
Proposed Vision PlanPerspective Views
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