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Town Planner
Address:
Planning Department
41 Cochituate Road
Wayland, MA 01778
Phone:
508-358-3778





Wayland Real Asset Planning Committee
Table of Contents
  • Links to Other Committees and Websites
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We thank all of the boards, town staff and members of the public who provided assistance and input along the way.  Based on comments received during the public comment period, the WRAP Committee made several revisions to the draft report, most notably:

1) Deleted school bus parking as a recommendation originally under Parcel 47D-058C (Middle School Parcel at 207 Main Street) in Exhibit II-A;
2) Added a cluster of parcels on Mayflower & Puritan Paths to Exhibit II-A and a detailed “site consideration” sheet (see new Exhibit II-B9);
3) Added more detail to Exhibit III-A “Synthesis of Commonalities & Space Needs” under the COA and COA/CC for programs and times;
4) Added language to Exhibit V-A “Planning for Capital Facilities & Expenditures of Greater than $500,000” and to text of the report to explain that public input is an integral piece at each step of the planning process.

The final report also includes a “Bibliography” (Appendix 5) of reports and other documents concerning town-wide planning efforts and information on specific parcels of land.

What has become quite clear from the WRAP Committee’s work is that Wayland needs a more coordinated, town-wide comprehensive capital planning process in order to be better prepared to fund needed improvements while stabilizing the relative amount of tax dollars required year over year. Of all of our recommendations, the most pressing need is for the creation of a Capital Planning Committee and establishment of a long-term funding plan for annual routine maintenance, capital replacements and new facilities.

The Wayland Real Asset Planning Committee



Member
Appointing Authority
Thomas Abdella
Finance Committee
Anette Lewis
Planning Board
Nicole Riley,
Planning Board
Gretchen Schuler
Community Preservation Committee
Vacancy
Finance Committee
Sarkis Sarkisian, Town Planner
Ex Officio
Nan Balmer, Town Administrator
Ex Officio
Ben Keefe, Public Building Director
Ex Officio
Brian Keveny, Finance Director
Ex Officio

On June 1, 2015, the Board of Selectmen asked the Planning Board, Finance Committee and the Public Buildings Director to work collaboratively to create a process to develop a comprehensive long-range facilities plan, siting strategy and capital funding plan to assist the Town with making informed decisions regarding major capital projects (defined as $500,000 and above) related to future uses of municipal (Town and School) land and buildings. The plan will consider how best to use land and buildings to best serve the varied interests of the Town. This planning effort was envisioned in the original Master Plan in 2004 and in the 2011 update.  It is anticipated that this effort will support the annual Capital Improvement Process (CIP) conducted in preparing the capital budget.

To begin this work, the Planning Board appointed a committee, the Wayland Real Asset Planning Committee (WRAP), to serve in an advisory capacity. Because of the collaborative nature of this work and the many entities involved, WRAP will report through the Planning Board to all boards, commissions and committees that hold responsibility for and are stewards of municipal property as well as the community as a whole.

With input from the aforementioned committees, WRAP will develop a long-range plan recommending the most appropriate uses for municipal-owned land and buildings to meet future needs, as well as to connect identified projects with suitable locations and parcels.  The Committee may recommend the purchase or sale of properties that may be needed to effectuate the long-range plan.

In preparation for the 2016 Annual Town Meeting, it is anticipated that WRAP will produce a strategic long-range plan preceded by the following tasks:
  • Developing an accurate GIS inventory of all Town-owned parcels identifying custodial entity, size, deed and/or land restrictions, current  uses and other critical information;
  • Cataloging identified and foreseeable capital facilities needs, including a needs assessment supported by empirical data and created with the Public Buildings Director and primary capital project proponent;
  • Compiling the research and analyses of the planning processes of all Town boards, commissions and committees seeking a future major land or building capital expenditure (defined as $500,000 and above); and
  • Recommending evaluation criteria to establish projects' priorities and sequencing.
Following the completion of these steps, WRAP will hold a community-wide forum to discuss the committee's work and findings.

Finally, the committee will produce a report recommending the sequencing of projects and making specific recommendations for future uses of municipal land and buildings. The Public Buildings Director will incorporate capital projects and items (non-vehicle) below the $500,000 threshold. This plan will then advise the Finance Committee for annual budgeting purposes beginning with the FY2017 budget, as well as Town Meeting when it considers capital requests related to town owned property and buildings.

An initial list of tools needed and some considerations to be applied in development of the long­ range plan is linked below.  The Committee will be sensitive to the demands placed on staff time to complete its charge and will coordinate staff efforts through the Town Administrator.

The Committee shall be composed of five (5) voting members - two to be appointed by the Planning Board, two to be appointed by the Finance Committee, and one to be appointed by the Community Preservation Committee. The Town Administrator, Public Buildings Director, Finance Director and Town Planner shall serve as ex officio members without the right to vote. WRAP shall not champion any specific capital investment project  All terms will expire upon the final recommendation and report of the strategic long-range plan, but no later than June 30, 2017.

To maintain neutrality, members shall not serve on any other boards, commissions or committees that control parcels of town-owned land nor those that could propose major capital projects. Appointments are to be based on related professional or vocational expertise with preference given to residents possessing experience in any one of the following areas:  municipal planning, real estate development, structural or civil engineering, project management, environmental issues, municipal finance, building construction/renovations.


Community Forum Meeting - September 30, 2015




Discussion Points








Public Charette - January 6, 2016




Responses to the Public Charette - January 6, 2016


Site Visit January 23, 2016

                

*This site was not visited on January 23, 2016 but is under consideration by WRAP

Financials







Site Considerations - updated March 30, 2017

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195 & 207 Main Street
Former DPW site
Current Use: Available for redevelopment
(Parcel #s 47D-005, 47D-058C)

Site Considerations:

  • Central part of town, close to Middle School and Cochituate Village, densely populated area
  • 6.7 acres in two parcels
  • Level site
  • Major roadway accessibility
  • Near MWRTA regional transportation bus stop
  • Accessible sidewalks
  • Utilities in place: water, gas, telephone, electricity, cable.
  • Zone II – Happy Hollow and Meadowview Wells
  • Future reuse requires: updated septic system and leaching field
  • Future reuse may require: reconstruction of storm water management system
  • Location of former landfill and highway garage; reports available
  • Town anticipates need to absorb demolition / clean-up costs for redevelopment
  • BPW and Schools need to relinquish control of land
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Wayland Public Library
5 Concord Rd
(Parcel # 23-094)
Current Use: Library

Site Considerations:

  • Center of town
  • 1.04 acres
  • Accessible off main roads
  • Historic building – 14,500 sf
  • Pedestrian friendly / on Rail Trail
  • Expansion and/or change in use of building requires updated septic system and leaching field or connection to WWMDC
  • Utilities in place: water, gas, telephone, electricity, cable.
  • Zone II – Baldwin Pond Wells
  • Conservation Issues - Wetlands
  • Deed restrictions that may potentially impact non-library use
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Municipal Pad
400 Boston Post Rd.
(Parcel #s 23-52L, 23-52S, part of 23-52M)
Current Use: Available for redevelopment – municipal use

Site Considerations:

  • Centrally located adjacent to privately owned mixed use Town Center development
  • Approximately 4 acres, not all developable
  • Existing 10,200 sf building shell
  • Zoning in place for municipal use
  • Utilities stubbed to lot line; water and 3,000 gpd wastewater available for site
  • Zone II – Baldwin Pond Wells
  • Parking lot needs to be constructed
  • Building limits –possibly only slab on grade Conservation Issues – Wetlands & Riverfront
  • Currently not owned or under control of town - negotiations ongoing
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Paine Estate/Greenways
202 Old Connecticut Path
Current Use: Open Space
(Parcel # 33-001C)

Site Considerations:

  • Geographic center of town, near High School / Wayland Community Pool, Inc.
  • 26.4 acres
  • Hilly wooded area and flat open fields
  • Major roadway accessibility
  • Pedestrian access possible to MWRA Aqueduct and pedestrian bridge over Greenways Conservation Area
  • Vehicular access onto site needs infrastructure off Old Connecticut Path,
  • No onsite utilities, water or wastewater  – bring in off OCP
  • Zone II – Happy Hollow and Meadowview Wells
  • Currently open space (but is not designated conservation area)
  • General municipal purposes allowed as per deed
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Town Building Property
41 Cochituate Road
Current Use: Municipal Offices, Council on Aging, Pre-School, Athletic Fields
(Parcel # 23-001)

Site Considerations:

  • Located at economic center / historic center
  • Over 31.7 acres all together – significant amount of wetlands
  • Graded
  • Access – two drives from main routes
  • Existing building is 60,000+ sf  
  • Athletic fields, gymnasium and playground on site.
  • Zoned for Municipal Use
  • Utilities, water and septic system in place – possible need of updates; entitled to use  3,000 gpd of WWMDC system
  • Building needs renovations, and structural reinforcement for heavy loads such as file and plan cabinets – library use not possible due to load
  • Conservation issues - Wetlands
  • Deed restrictions that potentially could limit future uses
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Claypit Hill School
86 Claypit Hill Road
aka 40 Adams Lane
(Parcel #s 19-072, 19-072A)
Current Use: Elementary School, Athletic Fields, Horse Corral

Site Considerations:

  • Located in residential neighborhood
  • 27.20 acres – two lots
  • Relatively flat area
  • Graded
  • Access – off neighborhood road
  • Existing building is 60,000+ sf  
  • Athletic fields, playground and horse corral on site.
  • Municipal use allowed  in R-60 area – Town-owned land under control of School Committee
  • Full utilities in place: water, septic, gas, telephone, electricity, cable.
  • No known wetlands, floodplain, or conservation issues nearby.
  • Deed not yet researched or reviewed
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Alpine Field
0 Sherman Bridge Road
aka Alpine Road
(Parcel #s 07-019, 07-020)
Current Use: Athletic Fields

Site Considerations:

  • Located in residential neighborhood on north end of town
  • Approximately 13.76 acres (2 parcels) abutting 27 acres of US Fish and Wildlife land
  • Relatively flat area
  • Access –neighborhood road – off through road between Wayland and Sudbury
  • Athletic fields and playground on site
  • Residential -40 area, Town-owned land under control of School Committee
  • Utilities in street; No Septic on site
  • Zone II – Chamberlain Well
  • Floodplain at southern edge of parcel – nearby Hazel Brook
  • Deed – 1956 eminent domain taking for school purposes
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0 Orchard Lane
(Parcel # 18-056)
Current Use:  Open Space; Available for Development

Site Considerations:
 
  • Located in central part of town, in a residential district, close to Claypit Hill School; near Concord & Old Sudbury Roads & Glezen Lane
  • 13.72 acres
  • Relatively level, wooded site
  • Two points of access through residential streets
  • Zone I Capture Zone & Zone II – Baldwin Pond Wells
  • No on-site utilities – bring in off of residential streets
  • Town-owned land under control of School Committee;  Schools need to relinquish control of land if other uses planned
  • Deed not yet researched or reviewed
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Loker Conservation & Recreation Area
396 & 412 Commonwealth Road (Rt 30)
[& 434 Commonwealth Road, Natick]
(Parcel #s 49-064B, 48-098)
Current Use:  Recreation, Open Space

Site Considerations:

  • Located on main route at southern-most part of town
  • Existing access from a main road via driveway
  • 2.6 acres deeded for conservation land & 28.20 acres deeded for recreation and conservation purposes (8.37 acres on nw for recreation and rest for conservation - ATM 2004, Art. 32)
  • Bordered N by Hultman Aqueduct, E by Town of Natick, S by Route 30, W by Rice Road (Scenic Road)
  • Surficial geology is thick till with multiple bedrock outcroppings
  • Conservation piece – woodland, rolling hills (elevation 170 to 260), 3 distinct ponds on the W side
  • Recreation piece: 2 large, cleared, level areas (elevation 210) former site of Dow Chemical Company research facility
  • Infrastructure – utilities available on site and/or via connections from surrounding roadways
  • Deed restrictions – 1) 2.6 acres deeded exclusively for conservation purposes; 2) 28.20 acres “conveyed with the limitation that the premises be used only for recreation and conservation purposes”; 3) 28.20 acre parcel “shall not be used for the sale, lease, rental or use as a single family, multi-family or other type of temporary or permanent residence”
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Former Landfill
South Side of Boston Post Road (Route 20)
    (Parcel #s 22-001 & 22-002)
  Current Use:  Vacant
 Former Use:  Town Landfill
Site Considerations:

  • Located on Boston Post Road, a main east-west State Road, near center of town
  • Triangular shaped land -- 10.65 acres taken by eminent domain “for a refuse disposal area or dump” and 5.9 acres taken for “Town dump purposes.”
  • Portions are relatively flat
  • Existing access from Boston Post Road (State Road Route 20)
  • Bordered on North by Boston Post Road (State Route 20), South by MBTA/future Rail Trail, West by Town of Sudbury
  • There is an existing building in disrepair
  • Infrastructure – utilities available  via connections from Boston Post Road
  • Sudbury River and wetlands on eastern end of Parcel 22-001
  • Landfill was capped and closed under the oversight of Mass. Department of Environmental Quality Engineering (predecessor of Mass. DEP)
  • Re-use subject to 310 C.M.R. 19.016
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Former Landfill – South side of Boston Post Road  (redline indicates parcels)
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19 & 21 Garden Path
      (Parcel #s 43A-033 & 43A-033A)
   Current Use:  Vacant Land
Site Considerations:
 
  • Located in residentially zoned R-20  neighborhood off Maiden Lane (Happy Hollow area)
  • .46 + .56 acres in two parcels, each with conforming 120 ft. frontage
  • Relatively flat, wooded, Dudley Brook runs through middle of each parcel  
  • Existing access from minor neighborhood road
  • Near Happy Hollow Elementary School
  • Infrastructure – utilities available  via connections from Garden Path
  • Subject to determination of possible Riverfront restrictions but does not appear to be in flood plain nor to have wetlands
  • Municipally owned probably under Board of Selectmen
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24 Boston Post Road &
55 Pelham Island Road
“Blacksmith Green”
(Parcel #s 23-007 & 23-008)
Current Use:  Passive Recreation – park-like area
Site Considerations:
  • Located on the south side of Boston Post Road (Route 20) at the intersection with Pelham Island Road, opposite rear driveway to Town Building and near historic town center
  • Triangular shaped land – a total of 1 acre or less
  • Flat, grassed, park-like area with some trees planted by Town
  • Access from Boston Post Road (Route 20) or from Pelham Island Road
  • Infrastructure – utilities available from Boston Post Road or Pelham Island Road
  • 1981 Town Meeting vote to acquire the land “for highway and related purposes”
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Sycamore & Hemlock Roads
    (Parcel #s 42D-069, 42D-070, 42D-115,
42D-116, 42D-117, 42D-118)
 Current Uses:  Vacant Land
Site Considerations:
 
  • Located in residential neighborhood on the northwest side of Dudley Pond
  • Multiple contiguous parcels each under control of a separate municipal entity for a total of .85 acre (Note:  the portion of Hemlock Road between parcels 42D-117 and 42D-070 is a paper road)
  • Wooded lots; contours from 180’ to 200’
  • Existing access via minor neighborhood roads
  • Infrastructure – utilities available  via connections from Sycamore Road
  • Key to controlling entity:
        Gray = DPW - Highway
        Yellow = Recreation
        Pink= Municipal

[For information only & not under consideration for re-use:  Green – DPW Park; Purple = Housing]

slide6_sm.jpg
Sycamore & Hemlock Roads
    (Parcel #s 42D-069, 42D-070, 42D-115,
42D-116, 42D-117, 42D-118) Current Uses:  Vacant Land
Site Considerations:
 
  • Located in residential neighborhood on the northwest side of Dudley Pond
  • Multiple contiguous parcels each under control of a separate municipal entity for a total of .85 acre (Note:  the portion of Hemlock Road between parcels 42D-117 and 42D-070 is a paper road)
  • Wooded lots; contours from 180’ to 200’
  • Existing access via minor neighborhood roads
  • Infrastructure – utilities available  via connections from Sycamore Road
  • Key to controlling entity:
        Gray = DPW - Highway
        Yellow = Recreation
        Pink= Municipal

[For information only & not under consideration for re-use:  Green – DPW Park; Purple = Housing]

alpine-slidesm.jpg
Alpine Field
0 Sherman Bridge Road
aka Alpine Road
(Parcel #s 07-019, 07-020)
Current Use: Athletic Fields
Site Considerations:

  • Located in residentially zoned (R-40) neighborhood on north end of town
  • Approximately 13.76 acres (2 parcels) abutting 27 acres of US Fish and Wildlife land
  • Relatively flat area
  • Access by neighborhood road just off through-road between Wayland and Sudbury
  • Athletic fields and playground on site
  • Town-owned land under control of School Committee
  • Utilities in street; no Septic on site
  • Zone II – Chamberlain Well
  • Floodplain and wetlands at southeast edge of both parcels – nearby Hazel Brook
  • Deed for 07-019 was a 1956 eminent domain taking for school purposes








 
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