TREMONT NAIL FACTORY First Public Presentation March 9, 2017
Agenda Project Team Project Process Existing Conditions Stakeholder Input Preliminary Thoughts Discussion
Project Team
Project Team Town of Wareham MassDevelopment Kenneth Buckland, AICP, Director of Planning & Community Development Derek Sullivan, Town Administrator Peter W. Teitelbaum, Esq., Clerk, Wareham Board of Selectmen Edward Starzec, Director, Land Entitlements & Master Planning Laura Barrett, Project Manager, Real Estate Union Studio Jeremy R. Lake, AIA, Senior Associate Joel VanderWeele, Architectural Designer Peregrine Group Eric J. Busch, Principal Horsley Witten Joseph E. Longo, Principal, Senior Engineer
Union Studio was founded in 2001 with one overriding goal: to use our skills as architects and urban designers to make a civic contribution to communities of all types.
We specialize in Community Design Architectural Design Civic Architecture Sustainable Design from a Holistic Perspective Design Guidelines Design Charrettes
Why are we here?
Sandwich, MA Goal: Capitalize Value of Local Amenity to Leverage Value of Town Owned Land to Promote Mixed Use Development that Creates Additional Use for Area
Newburyport, MA Goal: Capitalize Value of Local Amenity to Leverage Value of Town Owned Land to Promote Mixed Use Development that Draws Additional Users to Area while Generating Funds to Help Offset Long Term Maintenance Costs
Orange, MA Goal: Capitalize Value of Local Amenities to Promote Mixed Use Redevelopment as Catalyst for Town Renewal
Village of Three Rivers, MA Goal: Capitalize Value of Local Amenity and Create Needed Connections to Promote Mixed Use Redevelopment as Catalyst for Town Renewal
Why are we here? Goal: Capitalize Value of Local Amenities and Create Needed Connections to Promote Mixed Use Redevelopment that Draws Additional Users to Area while Generating Funds to Help Offset Stabilization/Renovation/Maintenance Costs while Respecting the Character of the Historic Structures
Project Process
Project Process Pre-Design December 2016 - Visit Site and Review Overall Objectives, Opportunities and January 2017 Constraints with Project Team Stakeholder Input February 2017 Meet with Local Business Owners, Board Members and Town Officials to Gather Input First Public Presentation March 9, 2017 Preliminary Concepts/Feasibility Analysis March 2017 Study a range of options based on stakeholder and public input, review market, regulatory and physical feasibility Vision Plan/Recommendations April 2017 Generate vision plan for the site based on preferred concept including steps towards implementation Second Public Presentation Final Report TBD TBD
Existing Conditions
Project Location Project Site
Project Location Project Site Center Park Besse Park
Project Location WCTV (Old Town Hall) Fearing Tavern Day Care Historical Society Buildings Churches Proposed Senior Housing Church Proposed Cranberry Museum
Existing Conditions
Existing Conditions
Existing Conditions 7.2 Acre Site 48,000 sf in 8 Buildings Acquired by Town in 2004 with Community Preservation Act Funds Buildings in Fair Condition
Existing Conditions Factory Building Built 1848+ Must be Retained
Existing Conditions Freight Building Built 1848 Must be Retained
Existing Conditions Office Building Built 1848 Addition 1979 Must be Retained
Existing Conditions Freight Shed Built 1900 May be Retained or Removed Restroom Building Built 1953 May be Retained or Removed Packaging Building Built 1957 May be Retained Pickling Building or Removed Built 1896 May be Retained or Removed
Existing Conditions Steel Building Built 1976 May be Removed
Existing Conditions Fish Ladder/Flume Parkers Mill Dam
Existing Conditions Public Kayak Launch The Yard
Existing Conditions
Existing Conditions Wetlands
Existing Conditions Wetlands
Existing Conditions New Construction Allowed at Current Elevation New Construction Allowed if Raised Above Flood Plain New Construction Not Allowed, Renovation Possible Wetlands
Stakeholder Input
Stakeholder Input Series of discussions over the past month with: Town Officials: Kenneth Buckland Director of Planning & Community Development, Town of Wareham Derek Sullivan Town Administrator, Town of Wareham Peter Teitelbaum Wareham Board of Selectmen David Riquinha Director of Inspection Services, Town of Wareham David Pichette Conservation Administrator, Town of Wareham Local Business Owners, Residents and Commission Members: Roy C. Edwards & Michael Dozier Nemasket Kayak Center (rentals on site this Spring!) Marie Oliva Cape Cod Canal Region Chamber of Commerce Traci Medeiros Gallery Consignment Shoppe Johanna Rowley Architect, Preservationist, Professor Angela Dunham Historical Commission, Historical Society Anthi Frangiadis Architect, Former Planning Board Member Linda Burke VP of Marketing & Communication, A.D. Makepeace
Stakeholder Input Key Takeaways: Historical Significance: Site/Buildings are listed on National Register of Historic Places but not currently in a local historic district Tremont Nail Factory represents a significant element of Wareham s history Very rare to find structures of this age (150 years+) and size (large) in this condition (still standing, not burned down) Site Regulations: Existing buildings within the 200 river setback can be renovated but only in increments based on 50% of assessed structural value Development is possible within wetland setbacks where there is existing disturbance Site was rezoned from Industrial to Wareham Village 1 to promote sympathetic reuse: The Village Districts are intended to promote compact, mixed-use development that preserves Wareham's historic character and promotes small-scale business uses. A. Wareham Village 1 (WV1):The WV1 district is intended to promote business and residential development in Wareham Village that provides a stable economic base, protects the Village's historic buildings, fosters re-use of existing buildings, and promotes visual connections to the waterfront.
Stakeholder Input Key Takeaways: Challenges: Dam/Bridge closure restricts vital access to the site Site does not have direct access to adjacent, major roadways (Cranberry Highway, Main Street) but does have visibility Signage will be crucial, creative challenge to be within regulations and respectful of site Site requires a lot of work ($$$) in terms of short term stabilization (seepage, structural needs), medium term renovation and long term maintenance New uses/construction will need to be sensitive to regulatory issues and periodic flooding Train runs by site (trash train year round, Cape Flyer seasonably) noise considerations Opportunities: Beautiful site with rich history, views and river access (including public boat launch) should attract use New development/uses can help offset costs, add to the local tax base, provide jobs and opportunities for new business, and bring attention/appreciation to site s history Redeveloped site can serve as anchor to northern portion of Wareham s core Redeveloped site could support a mix of uses sympathetic to surrounding uses Local historical organizations (Historic District Commission, Historical Commission, Historical Society) in place and proximate to help promote historical significance Train runs by site (Cape Flyer provides seasonal visibility)
Stakeholder Input Key Takeaways: Potential Uses: Cultural Uses Preserve main Factory Building space highlight industrial artifacts and building s construction Museum about Tremont Nail Factory Educational uses classrooms, historical signage, archeology Support connection to surrounding historic properties/museums Event / music venue / exhibition space Outdoor areas for festivals/farmers market and picnic areas (Antique Fair Car Show on site this summer!) Retail Uses Paddleboat rentals and sales taking advantage of public ramp Cafés/Restaurants/Microbreweries Limited amount of art gallery / studio space Residential Uses Affordable senior housing Market rate rental housing Which one makes the most sense? All of the above!
Preliminary Thoughts
Existing Conditions New Construction Allowed at Current Elevation New Construction Allowed if Raised Above Flood Plain New Construction Not Allowed, Renovation Possible Wetlands
Preliminary Thoughts Restroom Building: Restrooms for Events Office Building: Education/Museum, Retail, Office or Residential Use Factory Building: Main Space Preserved, Event Space/ Music Venue Ells Education/Museum or Retail Use Pickling Building: Retail or Gallery Space New Construction (Residential?) Parking/ Access Picnic Area Packaging Building: Retail or Gallery Space Freight Building: Main Space Preserved, Event Space North Ell Retail Use Freight Shed: Storage Open Space Kayak Launch Connection to Merchant s Way
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