Wayland eNews :: Town Center

June 25 presentation by Arrowstreet, including the two fly through videos
Finance Committee comments on Special Town Meeting articles.
The Planning Board report regarding the Town Center articles for Special Town Meeting.
Financial Impacts report estimates a net of $710,000 in revenue to the town (compared with current annual taxes of $260,000 or net 40B revenues of $207,600).
Traffic Impacts report. Some important considerations when reading this report:

The traffic counts presented in the analysis as additional trips count BOTH trips to and trips from the Town Center. So for example 10 "trips" equals 5 cars going to and from the area (these numbers are intended to be illustrative of the point; obviously there are going to be more than 5 cars on the road);

The traffic counts cannot distinguish between trips that are already taken today that would be diverted to the Town Center if it were built. So for example, a car that today would be going to Whole Foods or Sudbury Farms, that would instead go to the Town Center, is counted as two "new" trips when it would really add no new trips; and trips not diverted from Whole Foods but made to the Town Center in addition to Whole Foods are also counted as "new" trips;

Percentage traffic increases at all times, but most notably on weekends (i.e. non rush hour days), reflect the fact that currently the property is virtually unoccupied. So, for example, if there were an increase from 10 trips on a Saturday to 20 trips, that would be a 100% increase; and an increase from 10 trips on a Saturday to 100 trips, that would be a 1000% increase. Again this reflects trips to and from the site, which would normally be double the number of cars on the road. These numbers are used for illustrative purposes only; please refer to the body of the report for the actual estimates.

Town Center Environmental Notification Form
Wayland Town Center Draft Environmental Impact Report (DEIR) November 30, 2006

Articles on Town Center

Metrowest Daily News 5/3/08: Wayland Town Center project gaining approval. The Massachusetts Environmental Protection Act (MEPA) office said the pending Town Center project "adequately and properly complies" with MEPA guidelines in a March 28 decision based on an Environmental Impact Report submitted by developers Twenty Wayland LLC.

Wayland Town Crier 3/11/08: Sudbury drops Town Center lawsuit. agreeing to negotiate over handling traffic impacts.

Boston Globe 2/14/08: Officials defend Town Center project after Wayland neighbors, Sudbury file lawsuits. Both suits complain of traffic impacts, which town officials and the developer say were addressed in the planning process.

Wayland Town Crier 2/5/08: Sudbury sues Wayland over Town Center, citing traffic concerns.

Wayland Town Crier 1/24/08: Figuring out wastewater plant solutions. Local and state officials are working together to find the best solution to the need to upgrade or replace the wastewater treatment facility needed to support the Town Center project.

Boston Globe 1/24/08: Wayland center plan advances: Board's vote caps years of debate.

Wayland Town Crier 1/18/08: Planning Board approves Town Center permit.

Boston Business Journal 1/18/08: $140 million Wayland project gets green light as the Planning Board approved the project. The project is slated to open in 2009.

WaylandeNews 1/17/08: The Planning Board voted to grant the Master Special Permit required for the Town Center project (the vote was 4 in favor, 1 opposed).

Wayland Town Crier 11/1/07: Planning Board closes Town Center hearing. Town planners will now begin deliberating on the project and considering a more detailed plan from developers called Phase I Site Plan review. The Planning Board has 90 days to deliberate, starting from October 30.

Wayland Town Crier 10/25/07: Town officials to discuss Dudley Pond concerns hosting a meeting on Thursday, November 1 at 7 pm in the Wayland Senior Center.

Wayland Town Crier 10/17/07: Town Center project needs state and local approval. In addition to Planning Board approval, the project also requires an OK from the Massachusetts Environmental Policy Act Office. The next scheduled Planning Board meeting on the Town Center is October 23, at which point the Planning Board may be prepared to close the hearing.

Wayland Town Crier 10/9/07: Town Center developers plan for less "typical" stores, looking to create a unique, alive and warm suburban shopping center.

Wayland Town Crier 10/3/07: Shaping the future look of Town Center. The latest Town Center hearing focused on signage, lighting and landscaping. The next, and possibly final, hearing will be October 15.

Wayland Town Crier 9/20/07: Town Center traffic studies tally over half a million dollars. Results from over a half million dollars worth of traffic data may be enough for Wayland officials from three elected boards to complete a significant portion of the permitting process for the pending Wayland Town Center project.

Boston Globe 9/9/07: Entryway spat stalls project. Wanting to develop a Town Center and not a cul-de-sac, Town Center Developers have stated they will not proceed with the project unless there are two entry points to the site.

Wayland Town Crier 9/3/07: Residents pitch ideas for municipal spot in Town Center.

Metrowest Daily News 8/26/07: Wayland residents seek traffic restrictions near Town Center. Bow Road residents would like to see their street turned into a cul-de-sac, a solution not preferred by the traffic consultants or the the police and fire chiefs.

Wayland Town Crier 8/16/07: Environmental Monitoring on Town Center Site. The legacy of several 1950s building and their surrounding parking lot at Wayland’s center could delay the permitting process of a large-scale development planned at the now-vacant site.

Wayland Town Crier 8/7/07: Ideas sought for town space. The Selectmen will solicit input from various town departments, most notably the Council on Aging and Wayland Library trustees, for plans regarding how they would use the municipal space at the Town Center.

Metrowest Daily News 7/26/07: Sewers factor in Town Center project. The fourth Planning Board Town Center hearing focused on the aging sewage treatment plant that will serve the Town Center. A study to analyze the plant will be complete in August.

Wayland Town Crier 7/17/07: Delving into traffic plans for proposed Town Center. A Public Hearing on Monday night focused on traffic.

Boston Globe 7/15/07: Center builders offer to alter site moving the plan for the municipal building to so it would be next to a small green.

Wayland Town Crier 7/11/07: Town Center dispute resolved. The Town reaffirmed its obligation to provide wastewater capacity to the Town Center.

Boston Globe 7/1/07: Planning Board begins scrutiny of Town Center plans, and has expressed displeasure over the current planned placement of the municipal pad.

Wayland Town Crier 6/26/07: Planning Board gets down to business at first Town Center hearing.

Wayland Town Crier 6/14/07: Potential change in Town Center plans. Changes in the market have prompted Town Center developers to consider renting some or all of the residential units.

Wayland Town Crier 6/5/07: New Town Center talks give sense of deja vu. Renewed discussions over the Town Center bring back the issue of allowing consultants to communicate without town boards directly involved.

Wayland Town Crier 5/22/07: Town center filed. The Town Center developers have filed their proposal with the Planning Board.

Boston Globe 5/22/07 Developer revives $140m Wayland retail-housing bid

Boston Globe 5/20/07: Town Center project once again on building block.

Wayland Town Crier 5/16/07: The Town Center revival awaits. New chairs on the Planning Board and Road Commission were said to be prerequisites to bring back the Town Center.

Wayland Town Crier 5/10/07: Unknown future for sewage disposal facility. Regardless of how the Raytheon property is developed, the town has to be able to provide 45,000 gallons of wastewater capacity to the site. Upgrades to the facility may be needed.

Boston Globe 5/6/07: Officials rekindle talk of Town Center. New Planning Board Chair Bill Steinberg and Co-Chair Ira Montague are looking to improve communication with developers and within the board.

Boston Globe 4/29/07: Election revives developer's hope. The elections of Eric Knapp, Alan Shubin and Kevin Murphy are expected to bring change to the chairmanship of the Board of Road Commissioners and Planning Board. These changes would bring Town Center Developer Twenty Wayland back to the table.

Boston Globe 4/8/07: Town Center proponents look to change composition of town boards to revive Town Center project.

Wayland Town Crier 3/27/07: Town Center remains on the table. Depending on the outcome of town elections and the resulting composition of key town boards, Twenty Wayland would consider filing their application for the Town Center shortly after the April elections.

Developers have declared the Town Center "dead" under current planning board leadership:

Wayland Town Crier 1/11/07: Town Center again in jeopardy. A dispute over communication between traffic consultants leaves developer Dean Stratouly ready to withdraw the project.

Wayland Town Crier 1/8/07: Residents still worried about traffic.

Wayland Town Crier 12/7/06: Town Center approvals. Developers believe state permitting process could be complete even before the town's Master Special Permitting Process (scheduled to be complete in mid-April). The Draft Environmental Impact Report is available online. Comments from the public are due by January 5. Send them to: Mr. Robert Golledge Jr., Secretary of Environmental Affairs, MEPA Office, Attn: Holly Johnson, 100 Cambridge St., Suite 900, Boston MA 02114.

Wayland Town Crier 12/7/06: Town weighs options to mitigate Town Center traffic. Bow Road residents have asked for a forum to discuss traffic options; Town Administrator Fred Turkington said a forum would be held most likely next month.

Wayland Town Crier 11/16/06: Trying to get a handle on Town Center. The Planning Board and Developer work to build a closer working relationship to enable timely completion of the Master Special Permitting process

Wayland Town Crier 11/2/06: Town Center project may be delayed. Town Center developers may choose to delay the project timeline by about six months to enable the concept plan review to be completed and to wait until after April Town Elections for the Master Permit Plan vote.

Metrowest Daily News 10/8/06: Residents seek quaint, New England-style Town Center.

Boston Globe 9/23/06: Wayland working to ensure Town Center has intimate, neighborly appeal.

Wayland Town Crier 9/21/06: Residents propose rail trail as use of Town Center Developer's gift

Metrowest Daily News 9/8/06: Developer presents Town Center plan using 3-D model at Planning Board Design Concept presentation.

Boston Globe 9/8/06: Planning Board raises concerns with Town Center design. Discussions between the Developers and Planning Board have been productive, but a few issues with layout remain.

Metrowest Daily News 9/3/06: Planning Board sets schedule of upcoming meetings regarding Town Center. Sept. 6: First design concept review. Sept. 12: draft rules and regulations. October 4: Public Forum. October 16: Traffic.

Wayland Town Crier 8/24/06: Wayland and Sudbury Selectmen meet to discuss Town Center.

Wayland Town Crier 8/10/06: Selectmen look at affordable housing project and use of Town Center's municipal lot and whether to hold a Fall town meeting.

Metrowest Daily News 8/6/06: Residents meet with MEPA (Massachusetts Environmental Policy Act) office to discuss concerns about Town Center.

Metrowest Daily News 7/16/06: Sudbury officials concerned about traffic impact from Town Center.

Wayland Town Crier 5/25/06: Raytheon holds public session to answer questions about cleanup. Raytheon representatives assured residents that state laws will protect the town from an unsafe use of the site. A next Q&A session will be held in the fall.

Wayland Town Crier 5/11/06: Record Town Meeting crowd supports Town Center. Now the project begins its move forward.

Boston Globe 5/7/06: Developer to begin to signup tenants for Town Center project

Wayland Town Crier 5/4/06: Wayland approves Town Center proposal at record-setting town meeting. 80% of Town Meeting members supported the by-law.

Boston Globe 4/30/06: New vote on Town Center plan.

Wayland Town Crier 4/27/06: Commercial appraisal missing from Town Center financial report.

Wayland Town Crier 4/27/06: Financial analyst Judi Barrett presented financial impact numbers regarding the Town Center at a public hearing on April 24.

Metrowest Daily News 4/23/06: Planning Board holds hearing on traffic impacts of Town Center; votes out chairman at the end.

Wayland Town Crier 3/30/06: Boards and Developer reach agreement on new bylaw.

Wayland Town Crier 3/23/06: Town Center compromise could put Planning Board, Selectmen and Developer back on track for agreement for warrant article for April Town Meeting

Metrowest Daily News 3/18/06: Planning Board agrees to discuss signage, but is delaying holding a public hearing on the Selectmen's Town Center article.

Boston Globe 3/12/06: Selectmen back mixed-use project.

Wayland Town Crier 3/9/06: Warrant will include separate bylaw articles from the Planning Board and Board of Selectmen regarding Town Center.

Wayland Town Crier 3/2/06: Continued work on Town Center project, but getting agreement on final details is proving difficult.

Wayland Town Crier 3/2/06: Guest Column by Planning Board Vice-Chair Rebecca Regan on Town Center.

Metrowest Daily News 2/12/06: Selectmen, Planning Board and Developer appear to have reached consensus on Town Center.

Wayland Town Crier 2/9/06: Continued negotiations work toward Town Center compromise.

Metrowest Daily News 2/5/06: Planning Board looks to reduce Town Center size and require special permitting

Boston Globe 2/2/06: Board of Selectmen and Planning Board continue work on Town Center proposal. The new proposal is about 15% smaller (total of commercial space and housing) than the proposal presented at the last Town Meeting.

Metrowest Daily News 1/29/06: Town Center discussions working toward compromise; could come before April Town Meeting.

Boston Globe 1/19/06: Selectmen and Planning Board continue work to develop a Town Center proposal.

Metrowest Daily News 1/8/06: Selectmen and Planning Board look to develop new Town Center proposal. Looking to scale back the size of stores, the Selectmen and Planning Board are working to find a new solution that might be attractive enough to both the developers and town residents to win approval in April.

Wayland Town Crier 1/5/06: Familiar issues for new year. Key issues for the start of 2006 will be the budget, addressing concerns in the high school accreditation, and the town center project.

Boston Globe 12/22/05: Mandls among five sets of local activists noted by the Boston Globe. The Globe acknowledged the Mandl's energy and commitment in preventing the Town Center project.

Boston Globe 12/18/05: Board of Selectmen and Planning Board are working together to find a consensus solution for the Raytheon property.

Metrowest Daily News 12/4/05: Planning Board and Selectmen look to bring back Town Center proposal. Hoping to avert a Chapter 40B housing project, the Planning Board and Board of Selectmen are working together to develop a new town center proposal, possibly for the April Special Town Meeting.

Metrowest Daily News 11/27/05: The developer is planning on Chapter 40B housing on Raytheon land. The Town Center developers have no plan to come back with a different proposal. A next step from the Town, if it wants a Town Center and not Chapter 40B housing, will be to present the developers with a plan the developers can support.

Metrowest Daily News 11/13/05: A swift ending to a big project: Factions can't agree on what ultimately caused the 'no' vote. Was it that too many were opposed to the proposed retail space, or were some supportive of the concept but concerned about some of the details that had not been worked out? More on the Town Center...

Boston Globe 11/6/05: Developer beginning plans for condos and office lease. The Developer is drawing up condo plans and working on leasing the former Raytheon space, with no plans for a new Town Center proposal.

Town Crier 10/20/05: Selectmen sign development agreement for Town Center: Selectmen approved a Development Agreement with Town Center developers, which will go into effect should the Article 4 pass during November's Town Meeting. The agreement controls the size of the project and payments from the developer to the Town.

Ethics Charge against Bill Whitney:

Metrowest Daily News 10/20: Selectman Denies Ethics Charge: Town resident Gerard McGonagle charges Selectman Bill Whitney with a conflict of interest in the Town Center negotiations; Whitney had disclosed the potential conflict in May and sought and received approval from Town Counsel Mark Lanza.

UPDATE 10/27: Whitney's disclosure was made in a public meeting on videotape

ARCHIVE: Town Center Documents and Related Links from November 2005 Town Meeting

from Boston Globe: Development Proposals in Globe West area. Town Center proposal is similar to others in the nearby towns.

Development Agreement
Planning Board Documents

Positions from Wayland Boards:

Board of Selectmen: The Board of Selectmen unanimously endorse the proposal; town control remains ahead in the process, the financial benefits are significant
Town Center Committee: The group that has worked on planning a new town center unanimously endorses the proposal; contrary to what opponents have said, the proposed town center is "not a mall"
Planning Board: The Planning Board voted unanimously against the proposal, feeling that the development agreement was rushed, and may not adequately protect the town
Finance Committee: Finance Committee supports the project, 5-1. The financial benefits outweigh any of the alternatives, and will have minimal impact on students attending Wayland schools

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