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Waitsfield Town Office
  • Expansion / Relocation Feasibility

BackgroundGuiding PrinciplesEarly Drawings & PlansFlemer BarnsMinutesPrelmininary Site PlansReports & StudiesSpace Needs
Town Office Task ForceTOTF ResolutionTown Office / Vault Through the Years in the Capital Plan
Links to documents and off-site pages will open in a separate window.

Background
The Town Office has been located in the lower level of the Joslin Memorial Library building since 1972--more than 40 years.   The basement of the Library no longer meets the needs of Town Office functions.   The vault has run out of space to store the Town's vital, historic, and land records. Space for day-to-day records storage, supplies, and basic operations is increasingly limited. Prior years' financial and other records are stored off-site in a rented, non-heated storage unit and in the basement of the Wait House.   This affects public access and administrative efficiency.   Permits are stored in expensive, free-standing fireproof file cabinets, which are nearly at capacity.   The Town Office is not accessible to persons using wheelchairs.   The space sustained serious flood damage twice in the last 15 years.  The capacity of the septic system is a concern.   The Library also needs more space to meet the changing needs of the community and has plans to use the lower level.

The need for increased Town Office space was identified as far back as the 1980s with a study of an addition at the Waitsfield Elementary School in 1981. The need for a new vault was first included in the capital budget in 1990 and new Town Office space was has been included every year since 1998.

A Town Office Task Force was formed in 2010 to assess space needs, evaluate the various options, solicit public input, and make recommendations to the Selectboard regarding the expansion or relocation of the Town Office.  Following a process of elimination, three sites were selected for further study for feasibility: (1) expansion of the Joslin Memorial Library; (2) a new building between the General Wait House and the Fire Station; and the Flemer barns adjacent to the Town-owned Flemer Field Community Green.  Maclay Architects was hired in 2011 to support the work of the Task Force.  The Town Office suffered flood damage by Tropical Storm Irene in August 2011.  That, combined with lack of septic capacity and increased pressure for parking effectively eliminated the Library as a practical option for Town Office expansion.

Funds were budgeted in 2012 to assist the TOTF and design team in soliciting public input; refining findings and cost estimates; presenting a recommendation to the Selectboard; and determining next steps for moving forward with the selected site.  Regardless which site is selected, more in depth design and engineering will need to be undertaken to develop enough information for a bond vote, which could occur as early as November 2012.  A reserve fund was established at Town Meeting with an allocation of $35,000 to ensure resources are available for these next steps and to keep this initiative moving forward.  Additional funds were allocated for floodproofing the Library to protect the Town Office until a new location is available to be occupied.  The floodproofing investment will then benefit the Library in the future when it takes over the space.

Architectural & Engineering Services
RFP issued Sept. 13, 2012

With the Farm Stand site having been selected as the preferred option for the new Town Office, the next step was to develop preliminary design options and more in-depth site analysis.  The Town of Waitsfield sought proposals from qualified firms for all architectural and engineering services required for the design, bidding, and construction administration for a new Town Office building. A request for proposals was widely advertised and nine responses were recevied.  Maclay Architects and Planners of Waitsfield was selected .
Request for Proposals. (5 pgs, 320 KB) 
Area map. (1 pg, 419 KB) 
ADDENDUM 1, issued 09/24/2012. (2 pgs, 75 KB)

In June 2012, the TOTF recommended to the Selectboard that the Farm Stand site be selected for the new Town Office and that the Flemer Barns site continue to be explored by others for their potential benefits to the community. The Selectboard accepted their recommendations and secured options to purchase each of the sites.  These options expire in August 2013, after which they would be availble again on the open market. 

During the process of selecting a design team for the next steps of design and budget development, a group of citizens urged that the Old Methodist Church site be reconsidered among the options.  The Selectboard approved additional funds for the Maclay Architects design team to include the Old Methodist Church (OMC) in their analysis.  The desgin team developed a study of the OMC site to the same level of detail as the Farm Stand site.  Their findings were presented at a public forum on December 11, 2012.  In response to public comments at the December forum, additional efforts were made to refine the scope of the project and cost estimates.  A professional appraiser was hired to establish the market value for the OMC and a professional cost estimator was hired to develop an independent review of the plans.   Their findings and revised plans were presented at a public forum on January 16, 2013.  A petition  signed by 48 voters expressing support for the adaptive reuse of the Old Methodist Church for new Waitsfield town offices and public meeting space was received on December 20, 2012.

A bond vote for $1.6 million for construction of a new, 2-story, 4,800 gsf building at the Farm Stand site was defeated at the March 5, 2013 Town Meeting by a vote of 229 (39%) in favor and 351 against (60%), which represented a 40.6% voter turnout.  Voters indicated that it failed for the following reasons: some believed the cost was too high; some did not like the preliminary design; some believed the plan was to extravagant; some preferred the Old Methodist Church site; some felt it should be located elsewhere; and some were not convinced a new Town Office was needed at all. Cost and the impact of the borrowing on taxes were a primary response.

In response to voter concerns. the design team worked diligently--and without compensation--to reduce the cost of both projects by scaling back the square footage to the minimum necessary to meet current needs with the potential for expansion in the future.   The site and floor plans (see links below) describe the proposal in greater detail.   The TOTF members and design team also felt voters should be provided the option of voting on the two sites.   Citizens who recognized the need and urgency for moving this forward submitted a petition  on April 3, 2013 containing at least 10% of eligible Waitsfield voters that it was believed would require another bond vote on this question.   The date of the bond vote was planned to be June 11, 2013.   The proposed bond vote warning offering voters a choice was reviewed by the Town's counsel and others and was debated extensively.  The determination was ultimately made  that a bond article offering a choice between two sites was not possible and the Selectboard rejected the petition on that basis. 

A grant application to the Community Development Block Grant-Disaster Recovery program was submitted in April 2013 for consideration by the Downtown Board at their May 9 monthly meeting.   The application sought up to $750,000 for either of the two sites: Site 1- the Farm Stand and Site 2- the Old Methodist Church.  Updated site plans, cost estimates, and other information were provided for both sites.  Analysis of current and projected functional and storage indicated that at least 3,500 sf will be needed. The current vault is only 70 square feet; the proposed vault is approx. 200 sf.   The vault is one of the largest cost items in each proposal.   The proposal for Site 2-the Old Methodist Church would involve using 3,500 sf on the first floor only and leaving the second floor space "moth balled" for some future use.   This allowed for the removal of the elevator and fit-up costs associated with occupying the upstairs.   Below are some of the documents submitted with the application that reflected the revised plans and cost estimates.

  Some of the Documents Submitted with CDBG-DR Application
Farm Stand Site Plan & Floor Plans, April 8, 2013. (3 pgs, 425 KB) 
Old Methodist Church Site Plan & Floor Plans, April 8, 2013 (4 pgs, 532 KB) 
Farm Stand & Old Methodist Church Development Costs, April 8, 2013 (1 pg, 69 KB) 
Farm Stand Construction Cost Estimate, April 8, 2013 (1 pg, 59 KB) 
Old Methodist Church Renovation Cost Estimate, April 8, 2013 (1 pg, 60 KB) 
Farm Stand & Old Methodist Church Schedule, April 8, 2013 (1 pg, 25 KB) 

 CDBG-DR Analysis and Award Docs
VCDP Staff Analysis, May 2, 2013 (14 pgs, 443 KB) 
VCDP Grant Award Letter, May 31, 2013 (3 pgs, 201 KB) 

One June 10, 2013, Josh Hanford, Director of the Vermont Community Development Program, met with the Selectboard to discuss the Community Development Board's decision, explain the process for moving forward, and answered citizens' questions. [Selectboard 06/10/2013 meeting minutes (9 pgs, 238  KB) PDF icon]
 
July 30, 2013 Bond Vote
At a meeting on June 10, the Selectboard voted "to schedule a bond vote for up to of $650,000, which represents the $1.3 million cost of the project minus the cost of the grant plus $100,000 in contingency."  The date was set for July 30, 2013.  The warning is posted below, along with sample ballots.  Article II is an unrelated  though important matter for Waitsfield Community Water System. 


Third Church Option?
At its meeting on June 24, the Selectboard concurred with the suggestion that Henry Erickson, a professional construction estimator, be hired to develop detailed cost estimates for not only the Farm Stand but for the Methodist Church as well to get a clearer sense of how the most current plans compare in costs.   A detailed estimate was developed for an earlier conceptual design for the Church but, like the Farm Stand, that design was changed to reduce costs when the grant application was submitted.   Subsequently, some citizens have suggested other design changes to the Church to further reduce costs.  The Selectboard agreed that voters should have current and accurate information to base their decisions on.   This third Church design option has not yet been presented to Town staff or the Selectboard.   The updated cost estimates for the Farm Stand and both Church options will be reviewed by the Selectboard at its July 22 meeting.

Cost Comparisons Among Farm Stand and Two OMC Options
The following information was presented to the Selectboard at its July 22, 2013 meeting.   The chart below illustrates the cost comparisons for the anticipated heating cost for the Farm Stand, Maclay Architects Old Methodist Church plan, and the Strauss Old Metholdist Church plan. 

  Comparison of Estimated Project Costs
Waitsfield_Town_Offices_Project_Budget_Comparison_2013-07-22_by_Maclay_Architects
Click for larger image (60 KB)

  Comparison of Energy Costs for Heating
Waitsfield_Town_Offices_Energy_Costs_for_Heating_Comparison_2013-07-22_by_Maclay_Architects
Click for larger image (376 KB)


   

July 30 and October 22, 2013 Bond Votes
In collaboration with the Town Office Task Force and the Maclay Architects design team, the Selectboard prepared the following informational flyer, which was mailed to each voter household prior to the March 2013 Town Meeting and placed at various locations in town. 
BOND ELECTION WARNING
FOR SPECIAL TOWN MEETING
OCTOBER 22, 2013

The legal voters of the Town of Waitsfield, Vermont, are hereby notified and warned to meet at the Waitsfield Elementary School in the Town of Waitsfield on Tuesday, July 30, 2013 between the hours of seven o'clock in the forenoon (7:00 a.m.), at which time the polls will open, and seven o'clock in the afternoon (7:00 p.m.), at which time the polls will close, to vote by Australian ballot upon the following Articles of business:

ARTICLE I

Shall general obligation bonds of the Town of Waitsfield in an amount not to exceed six hundred fifty thousand dollars ($650,000) be issued for the purpose of financing the construction of a new Town Office building on a parcel of land known as the Flemer/Compere Lot 5, also known as the Farm Stand site, on Main Street in Waitsfield Village? The project includes the acquisition of land, final design, permitting, and construction of a new Town Office building and associated site improvements, the total cost of which is estimated to be one million two hundred sixty thousand dollars ($1,260,000), of which cost, it is estimated that $750,000 will be paid from available state or federal grants-in-aid.

The legal voters of the Town of Waitsfield are further notified that voter qualification, registration and absentee voting relative to said special meeting shall be as provided in Chapters 43, 51 and 55 of Title 17, Vermont Statutes Annotated.

The legal voters of the Town of Waitsfield are further notified that an informational meeting will be held on Monday, October 21, 2013 at the Waitsfield Elementary School in the Town of Waitsfield at 7:00 o'clock in the evening (7:00 p.m.), for the purpose of explaining the proposed town office building improvements and the financing thereof.

Adopted and approved at a special meeting of the Selectboard of the Town of Waitsfield duly called, noticed, and held on September 12, 2013. Received for record and recorded in the records of the Town of Waitsfield on September 13, 2013.

Waitsfield Selectboard:
  Paul Hartshorn, Chair
William Parker, V. Chair
Logan Cooke

Scott Kingsbury
Christopher Pierson
   SAMPLE BALLOT (1 pg, 25 KB) 

 Petition for reconsideration. (15 pgs, 844 KB) 
 
 
BOND ELECTION WARNING
FOR SPECIAL TOWN MEETING
JULY 30, 2013

The legal voters of the Town of Waitsfield, Vermont, are hereby notified and warned to meet at the Waitsfield Elementary School in the Town of Waitsfield on Tuesday, July 30, 2013 between the hours of seven o'clock in the forenoon (7:00 a.m.), at which time the polls will open, and seven o'clock in the afternoon (7:00 p.m.), at which time the polls will close, to vote by Australian ballot upon the following Articles of business:

ARTICLE I

Shall general obligation bonds of the Town of Waitsfield in an amount not to exceed six hundred fifty thousand dollars ($650,000) be issued for the purpose of financing the construction of a new Town Office building on a parcel of land known as the Flemer/Compere Lot 5, also known as the Farm Stand site, on Main Street in Waitsfield Village? The project includes the acquisition of land, final design, permitting, and construction of a new Town Office building and associated site improvements, the total cost of which is estimated to be one million two hundred sixty thousand dollars ($1,260,000), of which cost, it is estimated that $750,000 will be paid from available state or federal grants-in-aid.

ARTICLE II

Shall general obligation bonds of the Town of Waitsfield in an amount not to exceed two hundred thousand dollars ($200,000) be issued for the purpose of extending the water main of the Waitsfield Community Water System to the Eagles Resort to provide drinking water and fire protection? The project includes engineering, permitting, and construction of a water main extension from Fiddlers Green along Route 100 to the Eagles Resort, a water service line to the resort's existing distribution system, a new fire hydrant, and appurtenances. The total cost of the project is estimated to be two hundred thousand dollars ($200,000), and will be repaid by annual fees paid by the Eagles Resort.

The legal voters of the Town of Waitsfield are further notified that voter qualification, registration and absentee voting relative to said special meeting shall be as provided in Chapters 43, 51 and 55 of Title 17, Vermont Statutes Annotated.

The legal voters of the Town of Waitsfield are further notified that an informational meeting will be held on Monday, July 29, 2013 at the Waitsfield Elementary School in the Town of Waitsfield at 7:00 o'clock in the evening (7:00 p.m.), for the purpose of explaining the proposed town office building improvements and the financing thereof.

Adopted and approved at a special meeting of the Selectboard of the Town of Waitsfield duly called, noticed, and held on June 27, 2013. Received for record and recorded in the records of the Town of Waitsfield on June 28, 2013.

Waitsfield Selectboard:
  Paul Hartshorn, Chair
William Parker, V. Chair
Logan Cooke

Scott Kingsbury
Christopher Pierson
  Sample Ballots
 Article I - Town Office Relocation. (1 pg, 31 KB) 
 Article II - Water Line Extension to Eagles. (1 pg, 26 KB) 

** ELECTION RESULTS ** (2 pgS, 49 KB) 
 

March 5, 2013 Bond Vote
In collaboration with the Town Office Task Force and the Maclay Architects design team, the Selectboard prepared the following informational flyer, which was mailed to each voter household prior to the March 2013 Town Meeting and placed at various locations in town. 
Click for PDF sized to print on 11x17 paper (1,280 KB)
Selectboard pre-bond vote mailing outside
Selectboard pre-bond vote mailing inside
Click for PDF sized to print on 11x17 paper (1,891 KB)
 
WARNING
FOR SPECIAL TOWN MEETING
MARCH 5, 2013

The legal voters of the Town of Waitsfield, Vermont, are hereby notified and warned to meet at the Waitsfield Elementary School in the Town of Waitsfield on Tuesday, March 5, 2013 between the hours of seven o'clock in the forenoon (7:00 a.m.), at which time the polls will open, and seven o'clock in the afternoon (7:00 p.m.), at which time the polls will close, to vote by Australian ballot upon the following Article of business:

ARTICLE I

Shall general obligation bonds of the Town of Waitsfield in an amount not to exceed One Million Six Hundred Thousand Dollars ($1,600,000), subject to reduction from the receipt of available state and federal grants-in-aid, and other financial assistance, be issued for the purpose of financing the acquisition of a parcel of land known as Flemer/Compere Lot 5 on Vermont Route 100 and the construction thereon of a town office building, at an estimated cost of One Million Six Hundred Thousand Dollars ($1,600,000)?

The legal voters of the Town of Waitsfield are further notified that voter qualification, registration and absentee voting relative to said special meeting shall be as provided in Chapters 43, 51 and 55 of Title 17, Vermont Statutes Annotated.

The legal voters of the Town of Waitsfield are further notified that an informational meeting will be held on Monday, February 25, 2013 at the Waitsfield Elementary School in the Town of Waitsfield at 7:00 o'clock in the evening (7:00 p.m.), for the purpose of explaining the proposed town office building improvements and the financing thereof.

Adopted and approved at a regular meeting of the Selectboard of the Town of Waitsfield duly called, noticed and held on January 28, 2013. Received for record and recorded in the records of the Town of Waitsfield on January 29, 2013.

Waitsfield Selectboard:
  Salvatore Spinosa, Chair
Charles Hosford, V. Chair
Logan Cooke

Paul Hartshorn
William Parker
ELECTION RESULTS
 
Town Office Task Force Resolution
The Town Office Task Force presented the following Resolution to the Selectboard on January 21, 2013:

TOWN OFFICE TASK FORCE
RESOLUTION

WHEREAS, the Waitsfield Selectboard appointed a Waitsfield Town Office Task Force (TOTF) in 2010 to assess space needs, evaluate site options, solicit public input and make recommendations to the Selectboard regarding the expansion or relocation of the Town Office; and,

WHEREAS, the TOTF met regularly beginning October, 2010 and established the following guiding principles:

  1. The town’s future office needs should be coordinated with planning to meet the future needs of the library.
  2. The town office should remain in one of the two designated village centers (Waitsfield Village and Irasville) to reinforce the town’s longstanding land use, transportation and infrastructure policies. 
  3. New or expanded town offices should meet the town’s long term needs (e.g., serve the town for 50+ years) either through initial construction or a potential for future expansion.
  4. The town office should enhance Waitsfield’s built environment and sense of civic pride through quality design and construction, and should serve as a model for energy efficiency.
  5. The decision to expand or relocate the town office should be based on a realistic understanding of the Town’s fiscal outlook and the impact on taxpayers.
  6. The decision to expand or relocate the town office is ultimately a decision of the voters, and any proposals made by the Town Office Task Force should be the result of an inclusive public outreach effort that provides meaningful opportunities for Waitsfield’s citizens to weigh in.
And,

WHEREAS,  the TOTF hired Maclay Architects  to evaluate suitable town office sites and then held public meetings on February 3rd 2011, February 9th, March 6th,  April 30, December 20th  2012 and January 16th 2013  to present information, discuss options, and hear citizens' thoughts, ideas, concerns, and other considerations. In these public meetings it was found that the residents of Waitsfield strongly support the relocation of the Town Office and prefer that it be located outside of the flood area, on Route 100(Main Street), and in the Historic Waitsfield Village.  The TOTF also heard many concerns and questions about the cost of the new town office project; and,

WHEREAS, several residents voiced support for the purchase and restoration of the former Methodist Church as an additional site option.   The historical value of the church and the positive impact its restoration would have on the Waitsfield Village District provided strong motivation to pursue that option.  The TOTF responded to the public support for the Church option with owner contacts, an engineering report, two project cost estimates, a septic capacity test and a real estate appraisal. Consequently, the TOTF determined that the Methodist Church site would be substantially more expensive to the Waitsfield property tax payers than the Farm Stand site ($770,000 more costly; $1,000,000 more when we factor in loan interest  expense).  Surveys were conducted at the December 20, 2012 and January 16, 2013 public forums to provide information and determine relative support for the Farm Stand and Methodist Church sites. While the December 20 survey showed strong preference for the Church site, there was a great deal of uncertainty regarding the project's cost at that time. The  January 16th survey results showed a small (4 votes out of 86) preference for the Church site over the Farm Stand site; and,

WHEREAS, the TOTF returned to its guiding principles (see above) to make the choice between the Church and the Farm Stand site.  The Farm Stand site was found to be the more fiscally prudent option (with less risk of unexpected costs), including lower annual energy costs.     In addition, the TOTF is sensitive to concerns raised regarding the displacement of a long-time commercial tenant and several residential dwellings that would result from pursuing the Church option. The TOTF acknowledges that the restoration of the church is important but believes that the project is better suited to a private investor who, unlike the municipality, could qualify for federal historic preservation tax credits and state downtown and village center tax credits.  Additionally, the Farm Stand site provides a “gateway” to the Flemer fields, adding public amenities that will greatly enhance the use and enjoyment of that facility by town residents.

NOW THEREFORE, be it resolved that after numerous site evaluations with multiple public meetings, and extensive (preliminary) design review and cost estimates, the TOTF recommends by a majority vote that the  Waitsfield voters be asked to authorize borrowing the funds necessary to relocate a new town office to the Farm Stand Site.  The TOTF requests that the Selectboard place  an article on the March 5, 2013 Town Meeting warning to authorize the borrowing of $1,600,000 to purchase property and construct a new town office building on  the Flemer/Compere Lot 5 (Farm Stand site). 

Approved and adopted at a regular meeting of the Waitsfield Town Office Task Force held on the 17th day of January, 2013.

ATTEST:
Town Clerk

. • RESOLUTION. (2 pgs, 82 KB) 

Old Methodist Church or Farm Stand Site?
PUBLIC FORUM
WAITSFIELD TOWN OFFICE RELOCATION
Wednesday, January 16, 2013, 7:00 PM
Waitsfield Elementary School

At our last public forum in December, there was a lot of discussion and concern expressed about the cost estimates associated with renovation of the Old Methodist Church and the size of the new building proposed for the farm stand.   The Town Office Task Force went back to the drawing board and would like to address these two concerns with Waitsfield citizens at a public forum to be held on Wednesday, January 16, 2013 at 7:00pm at the Waitsfield Elementary School.   Please mark your calendar and join us for further discussion on this important project. Refreshments will be provided.  For more information, visit www.waitsfieldvt.us/townoffice or contact Jennifer Peterson at 496-2218 or by e-mail waitsfld@madriver.com
SLIDE PRESENTATION from FORUM, January 16, 2013 (29 pgs, 3,562 KB)
SURVEY RESULTS -- (4 pgs, 228 KB)
Survey -- (2 pgs, 81 KB)

January 16, 2013 Slide Presentation: Old Methodist Church and Farm Stand Comparisons
TOTF Concerns and Followup
click for larger image or HERE for PDF.
Old Methodist Church actions
click for larger image or HERE for PDF.
  Farm Stand actions
click for larger image or HERE for PDF.
Old Methodist Church site plan
click for larger image or HERE for PDF.
  Farm Stand site plan
click for larger image or HERE for PDF.
Old Methodist Church first floor plan
click for larger image or HERE for PDF.
  Farm Stand first floor plan
click for larger image or HERE for PDF.
Old Methodist Church second floor plan
click for larger image or HERE for PDF.
  Farm Stand second floor plan
click for larger image or HERE for PDF.
Historic context and design guidelines
click for larger image or HERE for PDF.
Old Methodist Church interior and exterior views
click for larger image or HERE for PDF.
  Farm Stand elevation options
click for larger image or HERE for PDF.
Old Methodist Church modified space program
click for larger image or HERE for PDF.
  Farm Stand space program
click for larger image or HERE for PDF.
     
Cost comparisons without Library renovation costs
click for larger image or HERE for PDF.

Old Methodist Church construction costs summary
This is the last of 5 pages.  Click for larger image or HERE for 5-page PDF.
Cost Estimate Analysis
click for larger image or HERE for PDF.
Farm Stand constructin costs summary
This is the last of 5 pages.  Click for larger image or HERE for 5-page PDF.

PUBLIC FORUM
WAITSFIELD TOWN OFFICE RELOCATION
Tuesday, December 11, 2012, 7:00 PM
Waitsfield Elementary School

With the help and interest of many citizens, the Waitsfield Town Office Task Force has narrowed its options down to two – renovation of the Old Methodist Church south of the Valley Players Theater and construction of a new building on the farm stand across the street from Clearwater Sports. This will be a major investment in the physical and civic fabric of our community, and we are looking for more input to help determine which option will be brought to voters at Town Meeting.   A public forum was be held Tuesday, December 11, 2012, 7:00pm at the Waitsfield Elementary School to present cost and design information for both sites and to hear citizens' thoughts, opinions, concerns and other considerations.   Refreshments will be provided.   Bring a friend and join us.   For more information, visit http://www.waitsfieldvt.us/townoffice or contact Jennifer Peterson at 496-2218
    • SURVEY RESULTS -- (3 pgs, 53 KB)
    • SURVEY -- please return to Town Office by Weds., Dec. 19 (1 pg, 53 KB)
    • Church and Farm Stand Studies -- based on information available by Nov. 26, 2012 (13 pgs, 4,036 KB)

UPDATED SITE PLANS:
Updated Farm Stand Building Plans, Jan. 8, 2013 (3 pgs, 283 KB)
Updated Old Methodist Church/Luminosity Building Plans, Jan. 8, 2013 (3 pgs, 251 KB)
Jennifer Peterson
Town Clerk

The following images and documents were presented to the Selectboard on November 26, 2012
general view of omc and farms stand sites
click for larger image

click for larger image
 
click for larger image

click for larger image
 
click for larger image

click for larger image
  farm stand floor plan
click for larger image
 
Flemer Barns Site
The Flemer Barns site was identified among those as a potential Town Office site and became a choice between this site and the Farm Stand site.  Although the Farm Stand site was ultimately recommended as the preferred site between the two, there was strong community sentiment that the Flemer Barns site was of potential broad community value and should continue to be explored for other community uses.  The Selectboard accepted the TOTF's recommendation and purchased a one-year option to provide time to study the possibilities.

The TOTF hosted a public forum to present this information and to solicit interest for the creation of a different group to study this opportunity and present a recommendation to the Selectboard.  The Selectboard appointed a new Flemer Barns Task Force, and they have begun meeting Friday mornings at the Waitsfield Elementary School.

Visit the Flemer Barns Task Force Web site at  FBTF Homepage for meeting minutes, reports, announcements, maps, and much more information about their considerations.
PUBLIC FORUM
Flemer Barns
Wednesday, September 26, 2012, 7:00 PM
Waitsfield Town Clerk's Office

The Town Office Task Force held public meeting about the Flemer barns on Wednesday, September 26, at 7:00 p.m. at the Waitsfield Town Clerk's office on Bridge Street  For what purpose do you see the barns being used?   Should the barns and surrounding property be used for mixed functions such as housing and/or offices?   Should it be used for a community center, learning facility, function hall or other uses?   How can use of the site and barns enhance historic Waitsfield Village?  Are citizens interested in serving on a new Flemer Barns Task Force to continue to explore the options, solicit public input and make a recommendation to the Selectboard?  


Town Office Task Force Recommendations -- Summer 2012

TOTF Resolution to Selectboard, June 14, 2012 (2 pgs, 65 KB) PDF icon

Option to Purchase Farm Stand Site #5, August 17, 2012 (4 pgs, 189 KB) PDF icon
Option to Purchase Barns Site #3, August 17, 2012 (6 pgs, 221 KB) PDF icon

IRASVILLE CENTER, Sites A - C
sites a-c
click for larger image

WAITSFIELD VILLAGE, Sites D - F
sites d -f
click for larger image
April 30, 2012 Public Forum

Site Analysis Without Development Costs for Irasville Sites, Maclay Architects, April 19, 2012 (1 pg, 55 KB) PDF icon
Site Analysis Without Development Costs for Waitsfield Village Sites, Maclay Architects, April 19, 2012 (1 pg, 57 KB) PDF icon
Site Analysis & Development Costs for Waitsfield Village and Irasville Sites, Maclay Architects, April 19, 2012 (2 pgs, 75 KB) PDF icon

New Town Office Budget Without Library Renovation Costs, Maclay Architects, April 19, 2012 (1 pg, 69 KB) PDF icon

Reasons Why We Need a New Town Office, Jennifer Peterson, Feb. 9, 2012 (4 pgs, 476 KB) PDF icon

SURVEY RESULTS, (2 pgs, 37 KB) PDF icon

April 30, 2012 Minutes (4 pgs, 157 KB) PDF icon
Audio recording of the April 30, 2012 forum, (117,104 KB) PDF icon
To listen to the .msv audio file, SONY software can be downloaded from this link:
http://esupport.sony.com/US/perl/select-system.pl?DIRECTOR=DRIVER and select software for SONY IC Recorder ICD-SX68


WAITSFIELD VILLAGE SITES
village overal sites
click for larger image

Preliminary Site Plans
WAITSFIELD VILLAGE
Waitsfield Village Town Office locations, Maclay Architects, March 2, 2012
click for larger image

Preliminary site plans overview, Maclay Architects, Mar. 2, 2012 (1 pg, 414 KB) PDF icon
Preliminary site plans overview, Maclay Architects, Dec. 12, 2011 (1 pg, 232 KB) PDF icon
Preliminary site plan - Barns, Maclay Architects, Dec. 12, 2011 (1 pg, 232 KB) PDF icon
Preliminary site plan - Farm Stand, Maclay Architects, Dec. 12, 2011 (1 pg, 242 KB) PDF icon
Preliminary site plan - Wait House, Maclay Architects,Dec. 12, 2011 (1 pg, 278 KB) PDF icon
IRASVILLE CENTER
Irasville Center Town  Office locations, Maclay Architects, March 2, 2012
click for larger image

Preliminary site plans overview, Maclay Architects, Mar. 2, 2012 (1 pg, 336 KB) PDF icon
• Site plans of individual locations are not available.



Request for Proposals

The Town of Waitsfield advertised for proposals in July 2011 to evaluate three sites in Waitsfield Village for their suitability to accommodate a relocated or expanded Town Office. The objective is to identify which one of the three properties should be advanced to the next level for design, permitting, financing, and preparation for construction. Two bids were received and the firm of Maclay Architects was selected.
Scope of Work (6 pgs, 133 KB) Adobe PDF icon


Space Needs
The Town Office occupies approximately 1,780 square feet, which is the entire lower level of the Library.  This does not include the off-site records storage in the basement at the Wait House and in a rented cold storage unit at the Kingsbury Industrial Park.   Below are two estimates of new Town Office space needs, one from 2010 and one from 1981.
November 2010 (1 pg, 33 KB) PDF icon         • 1981 (1 pg, 29 KB) PDF icon
 
Guiding Principles
  1. The town’s future office needs should be coordinated with planning to meet the future needs of the library.
  2. The town office should remain in one of the two designated village centers (Waitsfield Village and Irasville) to reinforce the town’s longstanding land use, transportation and infrastructure policies. 
  3. New or expanded town offices should meet the town’s long term needs (e.g., serve the town for 50+ years) either through initial construction or a potential for future expansion.
  4. The town office should enhance Waitsfield’s built environment and sense of civic pride through quality design and construction, and should serve as a model for energy efficiency.
  5. The decision to expand or relocate the town office should be based on a realistic understanding of the Town’s fiscal outlook and the impact on taxpayers.
  6. The decision to expand or relocate the town office is ultimately a decision of the voters, and any proposals made by the Town Office Task Force should be the result of an inclusive public outreach effort that provides meaningful opportunities for Waitsfield’s citizens to weigh in.

Town Office / Vault in Capital Plan Through The Years The following is a list of entries found in the Capital Budget section in each Waitsfield Town Report beginning 22 years ago in 1990 when the need for new vault space was first noted.  For example, in 1990, the Town anticipated spending $50,000 in 1995.

empty vault

1. 1990 Town Report: Municipal Office Vault $50,000 in 1995
2. 1991 Town Report: Office Improvement / Vault $30,000 in 1995 and $45,000 in 1997
3. 1992 Town Report: Office Improvement / Vault $30,000 in 1995 and $45,000 in 1997
4. 1993 Town Report: Office Improvement / Vault $30,000 in 1995 and $45,000 in 1997
5 .1994 Town Report: Office Improvement / Vault $30,000 in 1996 and $45,000 in 1997
6. 1995 Town Report: Town Office New Vault $50,000 in 2000
7. 1996 Town Report: Town Office New Vault $50,000 in 2001
8. 1997 Town Report: Town Office New Vault $50,000 in 2001
9. 1998 Town Report: New Municipal Complex $2,000,000 in 2004
10. 1999 Town Report: New Municipal Building $500,000 in 2004
11. 2000 Town Report: New Municipal Building $500,000 in 2004
12. 2001 Town Report: New Municipal Building $500,000 in 2005
13. 2002 Town Report: New Municipal Building $500,000 in 2006
14. 2003 Town Report: New Municipal Building $500,000 in 2007
15. 2004 Town Report: New Municipal Building $500,000 in 2008
16. 2005 Town Report: New Municipal Building $500,000 in 2009
17. 2006 Town Report: New Municipal Building $500,000 in 2009
18. 2007 Town Report: New Municipal Building $500,000 in 2010
19. 2008 Town Report: New Municipal Building $750,000 in 2011
20. 2009 Town Report: New Municipal Building $750,000 in 2012
21. 2010 Town Report: New Municipal Building $750,000 in 2013
22. 2011 Town Report: New Municipal Building $1.1 million in 2013


Early Drawings & Plans
JOSLIN MEMORIAL LIBRARY
Library addition Town Office layout concept, author unknown, 2003 (1 pg, 40 KB) PDF icon
Library Expansion Committee minutes, June 30, 2004 (3 pgs, 143 KB) PDF icon
Town Office and Library on Bridge Street
Town Office below Library
FLEMER BARNS
Lister card,showing dimensions (1 pg, 53 KB) PDF icon

The Flember barns are located on a parcel of land that also includes a multi-family residential building and a leased garden area.

Flemer Barn 1
Flemer Barn 1, 2011 (click for larger image)
Flemer Barn 2
Flemer Barn 2, 2011 (click for larger image)




 

 

 

 

 

 


Wait House Town Green Planning Project option B rendering, 1996
Wait House Town Green Planning Project Option, 1996
WAIT HOUSE COMPLEX
The objective at the Wait House complex is to explore the feasibility of a new building between the Wait House and the Fire Station.  Renovation of the Wait House would not be an option that meets the Town Office space needs.

Wait House septic field location 1996 (1 pg, 52 KB) PDF icon


Wait House Town Green Concept, memo from Bob Burley, October 16, 1996 (2 pgs, 177 KB) PDF icon
Wait House Town Green Concept (rendered), Burley Partnership, May 1996 (1 pg, 278 KB) PDF icon

Wait House Town Green Planning Project Goals & Objectives, Broadleaf & Sanford Strauss, 1996 (2 pgs, 107 KB) PDF icon
Wait House Fire Station Outline of Considerations, 1996 (2 pgs, 68 KB) PDF icon

Wait House complex view from Fire Dept. driveway
Wait House Complex from Fire Dept. driveway, 2011
(click for larger image)
Wait House complex view from cemetery
Wait House Complex from cemetery, 2011
(click for larger image)




 

 

 

 

 

 


Reports & Studies

Brief History of Joslin Library, an exceprt from the 1991 Waitsfield Town Report that aslo includes a brief history of the Town Clerk's Office beginning in the third paragraph. (2 pgs, 248 KB )

Town Office Study, Hamlin Engineers, 1981 (16 pgs, 621 KB) PDF icon
Scope of Work and Contract, Hamlin Engineers, June 15, 1981 (3 pgs, 248 KB) PDF icon


Waitsfield Village Parking and Pedestrian Circulation Study, 2006, by Resource Systems Group, the Mad River Valley Planning District, and the Central Vermont Regional Planning Commission. (112 pgs, 6,054 KB )
Appendix (89 pgs, 1,196 KB )

Town Office Task Force
The Town Office Task Force (TOTF) was formed in 2010. Members include Sandra Gallup (former Clerk/Treasurer), Charlie Hosford (Selectboard), John Reilly (Joslin LIbrary), Brian Shupe (community planner, DRB), Brian Voigt (Planning Commission) and staff Jennifer Peterson (Clerk/Treasurer) and Valerie Capels (Town Administrator).
October 28, 2010 meeting memo (1 pg, 121 KB) PDF icon



Minutes
Town Office Task Force 2010 minutes
October 28, 2010 meeting memo (1 pg, 121 KB) PDF icon
October 28, 2010 (2 pgs, 80 KB) PDF icon
November 9, 2010 (1 pg, 65 KB) PDF icon
November 30, 2010 (1 pg, 64 KB) PDF icon

Selectboard minutes
October 5, 1998 excerpt (1 pg, 84 KB) PDF icon

September 27, 2010 (7 pgs, 171 KB) PDF icon

January 9, 2012 (7 pgs, 236 KB) PDF icon
June 25, 2012 (5 pgs, 222 KB) PDF icon
August 13, 2012 (5 pgs, 218 KB) PDF icon
October 8, 2012 (5 pgs, 214 KB) PDF icon
January 21, 2013 (8 pgs, 245 KB) PDF icon
January 28, 2013 (5 pgs , 245   KB) PDF icon
February 11, 2013 (5 pgs , 211   KB) PDF icon
February 14, 2013 (1 pg , 8  KB) PDF icon
March 4, 2013 (4 pgs , 252   KB) PDF icon
March 5, 2013 (5 legal size format pgs , 200   KB) PDF icon
March 25, 2013 (7 pgs , 229   KB) PDF icon
April 8, 2013 (7 pgs , 269   KB) PDF icon
April 15, 2013 (4 pgs ,213  KB) PDF icon
May 13, 2013 (7 pgs , 233  KB) PDF icon
May 28, 2013 (7 pgs, 231  KB) PDF icon
June 10, 2013 (9 pgs, 238  KB) PDF icon
June 24, 2013 (6 pgs, 219  KB) PDF icon
June 27, 2013 (3 pgs, 149  KB) PDF icon

Town Office Task Force 2011 minutes
January 6, 2011 (1 pg, 157 KB) PDF icon
February 3, 2011 (1 pg, 132 KB) PDF icon
February 10, 2011 Public Forum (3 pgs, 154 KB) PDF icon
April 28, 2011 (1 pg, 64 KB) PDF icon
June 20, 2011 (1 pg, 119 KB) PDF icon

July 14, 2011 (1 pg, 132 KB) PDF icon

August 18, 2011 (1 pg, 64 KB) PDF icon

June 20, 2011 (1 pg, 119 KB) PDF icon

September 13, 2011 (1 pg, 123 KB) PDF icon

November 17, 2011 (4 pgs, 196 KB) PDF icon

December 13, 2011 (1 pg, 63 KB) PDF icon

December 22, 2011 (1 pg, 122 KB) PDF icon
Town Office Task Force 2012 minutes
January 23, 2012 (1 pg, 120 KB) PDF icon
• February 9, 2012 Public Forum (x pg, xxx KB) PDF icon
February 22, 2012 (1 pg, 120 KB) PDF icon
April 2, 2012 (1 pg, 65 KB) PDF icon
April 30, 2012 Public Forum(4 pgs, 157 KB) PDF icon
June 14, 2012 (1 pg, 69 KB) PDF icon
Sept. 26, 2012 Public Forum (4 pgs, 152 KB) PDF icon
October 1, 2012 (1 pg, 123 KB) PDF icon
November 1, 2012 (1 pg, 65 KB) PDF icon
November 15, 2012 (1 pg, 64 KB) PDF icon
December 6, 2012 (1 pg, 182 KB) PDF icon
December 20, 2012 (1 pg, 65 KB) PDF icon
     

Updated August 28, 2014

Waitsfield's Official Web Site

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