Walsh: ZBA OKs Height Variance

The Zoning Board of Appeals (ZBA) heard and subsequently approved hardship arguments this week that will enable the three-story height of a renovated Walsh Intermediate School to go upwards from 35 feet to 46 feet. Four of five commissioners voted in favor of the project. 

The ZBA meeting was a continuance of the March 21 meeting in which members requested more time to survey the property to determine how its height relates to the neighborhood. 

The ZBA determines variances due to hardships in the building process. In the case of the Walsh Intermediate School, the 500-year flood plain, swampy perimeters, and the need for additional parking were factors considered.

Approval is still needed by the Inland Wetlands Commission, Stormwater Management, the Building Department, the Fire Marshall for accessibility, and the health department. In addition, state traffic approvals are needed along with an overall review process of the proposed $88.8 million dollar renovation.

Meanwhile, members of the Public Building Commission this week continued to refine exterior renderings for the renovation of the Walsh Intermediate School, based on various suggestions.

Approval is still needed by the Inland Wetlands Commission, Stormwater Management, the Building Department, the Fire Marshall for accessibility, and the health department. In addition, state traffic approvals are needed along with an overall review process.

The revised plans and request for zoning variance were not without criticism. Architect and Representative Town Meeting member Peter Jackson (D‑3)of Killams Point Road sent a letter to the Building Commission, which was read by chair Peter Banca, and he appeared at the ZBA meeting to voice his concerns about the project. He also attended a previous Public Building Commission meeting.

Jackson has been a vocal opponent of the new design. In a letter to the ZBA, he cited several objections: that there is no legal hardship and that the school does fit with the zoning limits; it will have an adverse effect on the neighborhood and environments and that the current building is a ​“comfortable fit.” He lamented tearing down a building in perfect condition. He added that the building as it stands is ​“landmark quality” and that the new building is more like an office park.

“It’s a total treasure,” he said. ​“Earl Carlin [the school’s architect] would roll over in his grave.”

Jackson added that the kids don’t have trouble with the open concept, but parents and teachers have had problems. He noted that there is plenty of room for changes in the existing building since it was designed for 1,500 students and there are now only 820. He suggested keeping the existing building, turning the open classrooms into closed and adding windows and different kinds of classrooms. In terms of what to do with the kids during construction, he said, ​“It’s a problem for a year.”

At the Public Building Commission meeting, Charles Warrington Jr. of Colliers International, owner’s representative, said the confirmation of materials and design need must be finalized by the commission’s May meeting. The state grant commitment of $33 million? does not yet appear to be in jeopardy due to the state budget deficit. Warrington said it should be decided by the state at the end of June and the town should have a decision by the first week in July; he added that the education bill is the last bill acted on.

Paul Antinozzi of Antinozzi Architects showed revised three – dimensional illustrations of the exterior, based on suggestions from board members.

Among the changes was the addition of glazed panels above the main entrance. (See top photo). It was suggested that the large area above the entrance (shown in white, but would be tan in color) be used as a type of marquee that could display a banner for school-related events.

There was also the addition of a ​“grand” window at the end of the building, which will add light to the long corridor and said Antinozzi, ​“reflects the nature of the building.” He said that the small panes are repeated on other areas of the building. Larger windows were also added to two other locations.

Changes in the colors of the exterior panels from black and white to a more neutral tan and brown. Architectural elements in the form of darker tan panels to break up the long facade of the building were added.

The line of windows at the brick lower level of the addition are intended to tie in with the original section of the school.Commission members discussed the rendering. Board of Education chair Michael Krause wondered if glass panels could be added to the gym wing to tie in with the opposite end; commission member Bob Barnett noted that the blank brick walls are peaceful. It was also suggested that vertical mullions (dividers) be added to the windows as a design element. Based on previous suggestions, the colored panels appear more like shutters.Banca questioned the cost involved with the changes and architect Paul Antinozzi said they were sensitive to those concerns. At the ZBA meeting the following evening, Michael LoSasso of Antinozzi Architects said that the $88.2 million cost of the building (an expected $58 million to the town) is expected to be the maximum amount.

ZBA: Balloons vs. Flagpole

At the previous meeting, ZBA commissioners said they needed to gauge the height of the three-story addition to help them see its height in relation to the neighborhood. The original plan was to raise some balloons, but Chair James Sette said the recent rain quashed that plan; instead a flagpole was used to note the 46-foot height.

Public comments at the meeting were generally favorable. Katie McMahon of Toole Drive said, ​“We need a new kind of school. The height won’t matter. It needs to move.” A student, Nate Benson, said that it was a ​“good idea.” Celia Toche, a parent, said, ​“The foliage will minimize the building to the neighborhood.”

Krause said, ​“It’s time for a new school, a different process. It’s the most cost-effective way to go into the next century.” BOE member John Prins added, ​“A lot of thought went into the ed specs… as a school/workplace, it’s effective, ahead of its time.”

But architect Jackson observed that the cost of $88.2 million is more than any other facility and ​“aesthetically a nightmare.” He objected to tearing down a building in perfect condition.

In rebuttal, LoSasso said programmatic changes are needed on many levels – the elevator is too small and abatement of hazardous materials is needed. There is also concern with the structural capacity of the perimeter walls. He added that the disruption will be more than a year and if the existing building was retained, there would be multiple relocations and the need for portable classrooms, which would mean additional expense.

ZBA commissioner David Laska questioned the highest point of the building; LoSasso responded that with the mechanicals on the roof (which is not factored into the overall height), the height is 56 feet.

Sette, who stated that he does not like the new design of the school, called for a vote; four out of the five commissioners voted in favor of the variance; Bud Beccia voted no. Sette noted that the building still has ​“to go through other hoops.”

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