The Pawling Parkland Advisory Committee will conclude the parkland and facilities planning process by finalizing the Draft Pawling Parkland and Facilities Master Plan. The Plan, in its final form, will serve as an important tool to aid the Town Board in best meeting the communities’ parkland and
facilities needs by allocating the most appropriate Town resources. To that end, the Committee will review all available, and relevant, materials, including the resource inventory and Draft Report prepared by Zarecki & Associates, and develop final Plan recommendations for the Town Board’s consideration.
The group of committee members includes:
Phil DeRosa Ed Lynn
Shannon McKinney Ross Nichols
Rosemary Osborne Steve Parrino
Gayle Zelazny
James D. Benson III, AICP, CPESC/CPSWQ, PWS
Chairman
Since the Town of Pawling purchased Lakeside Park in 2003 to protect it from being developed, the Park and the Holmes Whaley Lake Civic Association Building, have served as important community resources that are in ever increasing demand by Pawling residents and organizations, as well as many outside of Pawling. In fact, in 2006 the Town Board received one hundred and seven requests to use these facilities and has received one hundred and twenty-eight in less than ten months of this year. The Park also hosted some seven hundred paid memberships in 2007 speaking to the site’s ongoing vitality. As directed by the Town Board in its Parkland and Facilities Master Plan Committee mission statement, the Committee reviewed available, and relevant,
materials concerning these important resources and developed initial recommendations for the Town Board’s consideration. These initial recommendations, as approved by the Board on August 15, are key to the long term viability of these facilities, and establish the best long term uses of the two buildings. There will be maintenance and improvement measures that will be undertaken to preserve and enhance these resources as revenue sources for the Town of Pawling, and for use by its residents. The Committee’s recommendation to not execute the costly relocation of Town Hall operations to Lathrop, for which no benefit or compelling need has been identified, will avoid these unnecessary costs and further preserve and enhance the facility as a community resource and revenue source.
Following are the Committee's initial recommendations:
Jim Benson, Councilman
The Parkland and Facilities Master Plan Committee (Committee) was charged by the Town Board with concluding the parkland and facilities planning process by finalizing the Draft Pawling Parkland and Facilities Master Plan. The Plan, in its final form, will serve as an important tool to aid the Town Board in best meeting the communities’ parkland and facilities needs by allocating the most appropriate Town resources. To that end, the Committee has reviewed available, and relevant, materials, particularly the resource inventory and Draft Report prepared by Zarecki & Associates, and developed its initial Plan recommendations for the Town Board’s consideration based, in part, on that review.
The Committee agreed that a phased approach to developing the master plan was the only responsible, practical and effective approach to developing the plan. The Committee’s initial recommendations are set forth in the attached and address immediate initiatives that fall under the category of Maintenance and Improvements.
1. Cottage Row
Cottage Row continues to deteriorate and it’s potential utility is outweighed by the costs to bring the structures into compliance with applicable codes. We recommend that it be demolished without delay
2. Holmes Whaley Lake Civic Association Building
The existing Holmes Whaley Lake Civic Building consists of a two-story, concrete block structure comprising approximately 5,000 square feet. The Committee believes the building is an underutilized asset that warrants the immediate measures noted below to preserve the building and enhance its potential for community use and as a revenue source. .
· Stormwater drainage system, including gutters and down spouts, for the building is in disrepair and has advanced the deterioration of the exterior building elements.
· Electrical service supply line to the building requires repair. The electrical panel is located near the sink in the kitchen and should be relocated. Installation of underground service should be considered.
· The life safety systems need to be updated to include hard-wired smoke/heat detectors, pull boxes, fire extinguishers, emergency and exit lights.
Lighting for the building perimeter, parking lot is minimal or non-existent and needs to be upgraded for safety and security purposes. The flagpole lighting needs to be redirected to prevent disturbance of neighboring residences.
General maintenance, such as paint and minor rot repair, needs to be completed to prevent further deterioration. We believe that volunteers would be available to assist with this task.
The existing heating system elements should be cleaned and inspected for proper function.
· Areas of the existing floor tile are damaged. A large portion of the existing finished flooring system consists of 9”x9” tile; this size and type of tile is indicative of an asbestos material. The mastic could also contain asbestos. Building should be fully tested for presence of asbestos and/or lead paint and, if found, should be removed from the site.
· The existing ceiling tile system, including bare-bulb light fixtures, in large room is in disrepair. A new ceiling system should be installed. This installation would also include drop-in lighting fixtures. We believe that volunteers would be willing to donate their time to complete this task.
· The kitchen should be updated to comply with current codes. Specific issues include the presence of a range hood, but it has not been installed. The Health Department requires several sinks for various uses.
· The electrical system has been added to over the years. Once the uses have been established, proper electrical loads can be determined and the entire electrical system should be updated to meet current requirements. Some examples of deficiencies include two prong and worn outlets, exposed-bulb fluorescent light fixtures, etc.
· Water is supplied by an on-site well. Lack of sufficient water has been an issue. Further review will be required to determine if the existing well can be altered to provide additional water or if a new well is required.
· Two existing propane tanks (for cooking) show evidence of rust. One of the tanks is no longer required. The fuel provider needs to certify the condition of the existing tank or replace. The non-used tank should be removed.
· There is an underground fuel oil storage tank that has not been tested. Although there are no records of any leaks, the tanks should be tested and efforts made to remove the tank and provide a new, aboveground tank. We recommend that the tank be tested for leakage.
· A permanent sign board, advertising community events, should be installed at the Civic Center. Signage for Holmes Pond should also be installed. We believe this to be an important component and one that can be completed by volunteers.
· General maintenance, such as paint and minor repair of finishes, needs to be completed.
· Windows and doors, including overhead doors (if applicable) should be replaced for energy efficiency; there is also evidence of tampering with locks, etc.
· A utility closet, with a mop basin, for cleaning, and other cleaning supplies, should be constructed. Members of the Holmes Whaley Lake Civic Association have expressed a willingness to volunteer their time to construct the closet.
3. LATHROP BUILDING
The Lathrop Building consists of a one-story, concrete block (and wood frame) structure comprising approximately 13,125 square feet. Like the recommendations made for the Holmes-Whaley Lake Civic Association Building, the recommendations applicable to the Lathrop Building are made in the belief that the building is an underutilized asset that warrants immediate measures to preserve the building and enhance its potential for community use and as a revenue source. The committee believes that the Lathrop Building has significant potential to generate rental income, unrealized potential as a public and private meeting center, and great value as a community gathering center. The committee recommends that
these uses be expanded and that the town hall offices not be relocated to Lathrop. Accordingly, we offer the following:
· In the past, Dutcher Avenue Builders performed on-going repairs and maintenance of the roof. According to Al Thomsen of Dutcher Avenue Builders, the existing roof is in good condition, but should be maintained (silver coated) on a periodic basis.
· The existing roof scuppers represent an on-going problem with water infiltration into the building. On-going water infiltration is evidenced by staining and efflorescence in two locations in the basement, behind the electrical panels and in the boiler room as well as in some of the office(s) on the main floor. The collection of roof drainage should be further investigated, and consideration should be given to the installation of dry wells, and other measures to direct roof drainage away from the building. Immediate attention should be given to the leak that runs down the wall behind the electrical panels. This is a safety hazard and should be resolved immediately.
· The auditorium components should be upgraded, specifically the stage curtain and the sound system. The stage curtain requires fire retardant certification.
· The existing fire alarm system is a local system only and not currently connected to the fire department. Consideration should be given to upgrade the system so that it communicates with the local fire department.
· The majority of the carpet appears to be in reasonably good condition, but requires a deep cleaning. Consideration should be given to replacing the carpet in the office area (three offices and reception).
· Exterior window frames should be inspected for damage and rot and replaced where necessary.
· The ceilings appear to be in good condition, however some ceiling tiles and/or grids in the existing system need to be replaced and/or repaired. Discolored or broken light panels should be replaced. The ceilings in the office area are in good condition, but will need to be replaced at the location of roof leaks.
· General maintenance, such as paint, repair of holes in the gypsum wallboard, repair of cracks in walls, etc. needs to be completed to prevent further deterioration. Most walls require a fresh coat of paint.
· Some of the air conditioning units in the ceiling (main lobby, meeting rooms) are inoperable and should be repaired or replaced. All units need general maintenance and cleaning. Ceiling tiles surrounding these units are discolored and should be replaced. The through-the-wall air-conditioning units in the offices should be cleaned and maintained. The air-conditioning unit for the auditorium should be cleaned and maintained.
· Areas of the existing floor tiles are damaged. A large portion of the existing finished flooring system consists of 9”x9” tile. This size and type of tile is indicative of asbestos material. The mastic could also contain asbestos. Areas with damage should be sealed to prevent the tiles from further cracking and/or lifting.
· The existing, non-functioning water fountain in the hallway should be removed. There is a new, ADA compliant water fountain being installed as part of the bathroom renovation.
· The wood-burning fireplace in the lounge area should be inspected and serviced. The brick above the fireplace has a substantial crack and should be repaired.
· The folding wall between the meeting rooms should be repaired/replaced.
· The wall vents (assumed) located in the meeting rooms are currently covered with cardboard. The function and viability of these vents should be further reviewed and repaired/removed as necessary.
· Most of the existing windows are single pane, double hung units with storm windows. These should be replaced with new, energy efficient windows.
· Since utilizing the building to its fullest will expand the demand for kitchen services, we recommend that the kitchen/snack bar area be upgraded by installing a full sink, warming apparatus, and a refrigerator and freezer.
Completing many of the maintenance and improvement recommendations identified herein could be accomplished by a knowledgeable craftsman in the employ of the Town rather than through contractual arrangements. Further, the Committee sees an ongoing need for the continuous, on demand services of a skilled facilities foreman. Costs for the completing the immediate maintenance and improvement tasks we recommend, as well as similar tasks in the future, could be significantly reduced by employing a Department Head of Buildings and Grounds, such as being considered by the Board. As such, we recommend the Board adequately fund, and fill, the position from the Dutchess County list of eligible without delay.
Finally, the committee is considering recommendations concerning the sale of the three residences on the western portion of the Lakeside Park property, and is soliciting a market evaluation of the three parcels. The committee anticipates issuing recommendations relative to the use, or sale, of the three parcels, as well as use of the Inn will be developed shortly.
The Committee trusts that these recommendations are useful and looks forward to issuing subsequent inclusions to the plan. Meanwhile, should the Board have any questions concerning the Committee’s initial recommendations, or care to discuss them, please contact me at your convenience.
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