Have a question? You can likely find your answer here. If your question doesn’t appear, we’d love to hear from you! Click on “Ask Us” up top and we’ll do our best to answer you, and will add your Q&A to this list.
For ease of reference, Q&A’s are sorted by topic:
Section
1 / Retail Self Storage
2 / Arts Wayland
3 / Building Design & Scale
4 / Tax Revenues
5 / Zoning
6 / Impacts
7 / Alternative Uses
8 / Environmental & Permitting
9 / Specialized Code (Net Zero energy design)
10 / Logistics of the Community Space
11 / Who is Sponsoring this Article?
12 / Donelan’s Plaza (Commonwealth Village)
13 / Parking
14 / Cochituate History
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Section 1 / Retail Self Storage
1.1 Why is Retail Self Storage being proposed here?
Retail Self Storage has low impacts (noise, traffic, lighting etc), can be designed to fit into the neighborhood, and can do well located at a large setback from the road, like on this site.
Also, Retail Self Storage is a low-intensity in terms of septic, important for this site and Cochituate village area here in general, since soils there have a high clay content, which doesn’t perk for septic very well.
1.2 Why can’t Joe Strazzulla [owner of Donelan’s plaza] just build retail here instead?
Joe does not own the land, nor does he have an option to buy it. He has been thinking about the site for over 30 years — but has never purchased it to proceed. Now another party has it under agreement. See Section 7 Alternative Uses Q&A for more info.
1.3 Why doesn’t Joe Strazzulla [owner of Donelan’s plaza] want self storage here?
Joe has voiced concerns that that self storage is a “bad use” (even though it is a nice design, low impact and non-competing with his tenants?); he doesn’t want to share his parking with Arts Wayland (as is his right, so the zoning requires Arts Wayland to have its own parking); and that the site should be built as additional retail (although he, as the property owner next door best positioned to build, never chose to proceed there over many decades). The building facades lengths are not any wider than his own and the building will appear as a two-story building with a sloped roof, just like his and others nearby.
Self storage is a quiet, and non-competing, use for nearby retailers. Arts Wayland is also non-competing and in fact will bring new, regular users to the area and to local stores and restaurants. Arts Wayland patrons will likely often support Donelan’s, 110 Grill and others, before or after classes, gallery visits or concerts. It is unclear what impacts of this project specifically detract from Joe’s property or his tenants, except for the fact it’s not under his control.
1.4 Why doesn’t George [Bachrach, the project proponent] just build at Wayland’s Limited Commercial District (LCD) located along Route 20 and the Longfellow access road, instead?
1) The only properties available in the LCD have existing buildings that are too large/valuable to tear down.
2) Retail Self Storage zoning has never been defined anywhere in Wayland, not even in the Limited Commercial District. So a zoning change would be needed regardless of where it goes in Wayland.
3) Lastly, any storage located here at the Rt 20 Sudbury border is much closer to competing new storage on Rt 20 next to Sudbury Whole Foods.
1.5 Does Retail Self Storage create traffic, noise, light impacts?
Retail Self Storage is one of the lowest impact commercial uses. Parking requirements are low. Traffic is low (by very definition, clients look to drop off items to store, and don’t come back for a period of weeks or months). This facility will not have overnight use, therefore site lighting can be minimal. Dropoff is internal to the building so noise associated with dropoff or pickup are minimized. This new generation of Retail Self Storage is a quiet neighbor.
1.6 Does George [Bachrach, self storage builder] own the land?
George has an option on the property, which he would proceed to purchase based on successful zoning and project permit approvals.
1.7 Is this project going to be sold once it’s built?
Like many new developments, once built, the property may be sold to long term, professional owner/ operators of those types of properties (the new Sudbury storage is under the Extra Storage brand, e.g., so that project either sold to them, or brought them on as operators). Self storage ownership groups specialize in these types of properties, bringing experience and professional management expertise to the operation of the property.
All requirements of the zoning, project approvals, and rights to the community space would stay with the property/deed, so these would not change if the property is sold.
1.8 Why is Retail Self Storage more efficient than normal retail & commercial space?
First, due to a simple shape: it can be square, since the use doesn’t require windows (which are nice to have for daylight and external aesthetics, but your storage boxes don’t need a view). While old-school self storage was typically long, skinny metal rectangular buildings, ringed with exterior roll-up doors, newer generation designs are folded up into a square footprint, with internal loading and doors, which provides shorter external facades which can better reflect their surrounding neighborhoods – while generating significant taxable space inside.
Also, besides a square configuration, Retail Self Storage is able to fit three stories within 35’ zoning height limits, where typical retail and office can only fit 2 – 2.5 stories. (With the design requirements of a sloped roof on any third story, any three story building here will look like nearby 2-2.5 story buildings.)
Lastly, Retail Self Storage requires significantly less parking than typical retail/office/commercial.
With these three factors, all of a sudden, Retail Self Storage can fit 2-4 times more space into a building site versus typical retail and office – yet within consistent façade lengths, height and visual impacts from the street as typical buildings, and with a fraction of the noise, traffic, parking, lighting impacts of other uses.
1.9 What about storage for the Town?
George [Bachrach] has offered to provide Town Recreation or local sports teams with storage space, even though it’s not required in the zoning, but just being a good community partner. This would be part of the Special Permit review process.
1.10 Why is Retail Self Storage often considered by towns and cities to be a transitional use?
Given the low traffic, noise, parking and lighting impacts, more and more often now towns, cities and neighborhoods see self storage as a good transition between busier commercial zones and quieter residential districts. Now that these facilities have been proven they can be designed and built to match surrounding scales, all the more reason to place them at these transition areas.
Section 2 / Arts Wayland
2.1 Why can’t we just have Arts Wayland here? Why do we need self-storage as a conduit for Arts Wayland?
The one thing that almost everyone can agree on is that Arts Wayland would be a great use at this location. But some people have asked why self storage needs to be part of the equation at all.
First, the land is already under agreement, so the site is not available to Arts Wayland alone. Second, Arts Wayland does not have the $2 million to pay for the land and another $3-4+ million to build a facility. Retail Self Storage is able to provide a space for Arts Wayland, for free, as part of the project, which is a huge benefit both to the building design and to the Village, and it provides a permanent home for Arts Wayland as a community gathering place.
2.2 Why can’t Arts Wayland just go into Donelans’ plaza (Cochituate Village plaza)?
The Strazzulla group [owner] was asked if Arts Wayland could have space for free, similar to what they were able to have for a couple years at Town Center. Strazzulla ownership noted no space is currently open, and even it if were, it could not be provided to Arts Wayland for free, or even at a discount. (To their credit, it’s just very hard to provide free space if it’s not built in from the beginning, since properties have lenders and investors and cash flow requirements to live up to).
2.3 Why can’t Arts Wayland locate at the schools?
Arts Wayland needs a permanent home for its daytime classes, gallery, storage, and fixed artist assemblies like pottery wheels and looms. Wayland Schools do not have space to dedicate solely to Arts Wayland, and daytime school activities (and some evening) activities often overlap. (Not to mention, hanging valuable and irreplicable original art on walls where children will be congregating every day could be risky and concerning for artists.)
2.4 Why can’t Arts Wayland locate at the new COA/CC due to open next winter?
A typical Council on Aging / Community Center for a town the size of Wayland would be 15-20,000 sf or more. Our new COA/CC opening January 2025 is only 10,000 sf given the size of the original structure, and therefore has no extra space to dedicate to Arts Wayland. Space was requested early on, and was not able to be accommodated.
2.5 Why can’t Arts Wayland move into one of the empty spaces in Town Center?
Arts Wayland did enjoy occupying the space in the Town Center and was able to thrive during its occupancy there: tripling its fundraising efforts, offering over 50 artistic experiences annually to the community at low or no cost, and establishing a loyal group of talented artist partners and volunteers. But the space could not be permanent because ultimately Zurich has a bottom line and they need to keep their business afloat. Arts Wayland cannot afford to pay the rent in the Town Center, and Zurich could not afford to give away 4,500 sq feet of free space any longer.
2.6 Has Arts Wayland explored all possible locations?
Yes Arts Wayland has investigated many, many potential venues – and in fact is using several of them currently for concert venues, including churches, libraries and even Vokes Theater, since Arts Wayland currently has no home. But these only provide temporary locations for concerts, not a set location to be able to establish and grow. Arts Wayland has an ambitious strategic plan for the next 3 years, and being able to book talent in advance is essential to this plan. Unfortunately, this is an impossibility when borrowing space from other entities.
2.7 Is Arts Wayland a private club?
No. Arts Wayland is a public 501(c)(3) non-profit and they are not a club. There is no membership required to attend events or classes, and the gallery is open to all visitors, in fact at Town Center they encouraged it as a casual workspace for the community with free wifi and even free coffee. Arts Wayland shared its Town Center space with other community non-profit entities and events, and expects to do the same here in Cochituate. This is in addition to offering low-cost access Boston-caliber arts, music, events and experiences right here in Wayland. And providing a public outlet for local artists to show and sell their work, thereby creating a thriving arts ecosystem in the community. This space is meant to be a true community space, where residents and other non-profits can schedule meetings, gatherings, events upon request, or just stop by, just like a Town space.
2.8 Why can’t Wayland afford to build Arts Wayland its own space?
Many towns and cities have the tax base to be able to build facilities for the arts. Joe Strazzulla [owner, Donelans plaza] is from Hopkinton, and he was surprised that a town “as affluent as Wayland” doesn’t support the arts if it values them. Hopkinton built an arts center decades ago. Context: Hopkinton’s commercial tax base, located on Route 495 with prominent business districts, is $750 million. Wayland’s commercial tax base is only $150 million. Wayland does not have the same financial resources as many other towns and cities (particularly those along major highways) to build spaces like these.
In Natick, the city donated an old firehouse for The Center for the Arts in Natick (TCAN). Wayland does not have any excess historic buildings to contribute to Arts Wayland.
Without a local historic Town property to use, nor a strong commercial tax base to help boost funding for the arts, creating community spaces is harder for towns like Wayland. With our more limited budgets, a new library got voted down. New community centers and playing fields took years to approve. We still have unmet playing field needs even with new Loker Field. So it motivates us as a Town to think a little more creatively how we can create these spaces that make our community stronger, without spending hard-earned resident taxpayer dollars.
2.9 If this space is owned by the Town, why does Arts Wayland get to be the first user?
Arts Wayland has an urgent need for a space, since their prior free space at Town Center was taken away in 2022. Arts Wayland proved they could successfully support and manage a space like this (Town Center space was 4,500 sf), and Arts Wayland are a long-tenured, public-focused non-profit entity offering active programming and concerts that have and will continue to benefit the Wayland and the surrounding area as a whole.
The space is defined in the zoning to be owned by the Town so that the asset stays with the Town, if Arts Wayland were ever to outgrow the space or conversely if Arts Wayland did not actively use the space, so the Town can determine what’s best as a long-term asset for the Town and all taxpayers, in perpetuity.
Given the space will be owned by the Town, there may need to be an RFP process for the user of the space, in order for the Town to legally lease or grant the space to Arts Wayland. Arts Wayland is OK with having to comply with any RFP process, to demonstrate its unique abilities and experience to manage the space, and to fulfill any requirements in this regard for a Town-owned space.
2.10 Will the Town be responsible to build out the space?
No. The developer will provide “vanilla box” space (primed drywall, ceilings, HVAC, baths, basic lighting etc) and Arts Wayland will take it from there, to paint as it likes and add any specialty items. Neither the Town nor Arts Wayland has to pay for the basic buildout of the space, which makes the space even more valuable for the Town, Arts Wayland and taxpayers.
2.11 Will the Town be responsible for maintenance and utilities for the space?
No. Arts Wayland will assume responsibility for upkeep, cleaning, insurance, maintenance and all utility fees for the space for as long as they are the active user of the space. If Arts Wayland is to move out, the next new non-profit could be queued up to step in. It’s only if the Town elected to keep the space for its own purposes that they would be responsible, just like any other user of the space.
Section 3 / Building Design & Scale
3.1 Is this project going to be like tacky 1980’s self storage with chain link fence, fluorescent color exterior, bright lights, backlit signs, exterior roll-up doors, 24/7 access, and big truck traffic?
No. All of these aspects that people don’t like about older generation self storage are specifically forbidden in this new Retail Self Storage zoning. The building must be designed to fit within our village criteria and requirements.
3.2 What is “village design”?
Architectural design and materials that fit into the village setting. Clapboard siding, detailed windows, sills, eaves, detailing and colors. Sloped roofs. No backlit signage. Low site lighting. Sample renderings show a barn-type design; it could be an any form of traditional New England design.
3.3 Has the project already been designed?
No, only sample images have been shown of what it has the potential to look like. Given initial favorable feedback on the barn-style exterior of the new Retail Self Storage in Sudbury on Route 20 behind Whole Foods, an example of this type of design has been shown to date. However, this is just an example. The developer is willing to work with the Town for whatever traditional look and detailing we want.
3.4 How tall will the building be? What tools are being used to make the building look smaller and/or look like nearby buildings?
The existing maximum height remains unchanged: 35’. In addition, any third floor must be behind a peaked roof so the building appears like a 2-2.5 story building with a peaked roof, like most of the adjacent commercial buildings and nearby residential homes.
3.5 How does the height and length compare to other village buildings?
The adjacent white office building at 185 Commonwealth is 35’ high, as are the two-story portions of the Donelan’s building and 110 Grill building, with their peaked roofs. The length of any facades of the Retail Self Storage building is limited in the zoning to be no more than the length of the front of the Donelan’s/retail/office building next door (175’). It is shorter than the Walgreens to Bank of America building (210’). This length is within range of other neighborhood properties like the Starbucks plaza (142’), Royal Nursing Home (151’). So it fits within the scale of the area.
3.6 How does this project size compare to the Extra Space Storage at Whole Foods in Sudbury?
The new Extra Space Storage in Sudbury is 20% larger than this proposed project (112,800 sf vs approx 94,000 sf). Semi-trucks can even pull into the larger Sudbury facility, which they will not be able to do here in Wayland, given the smaller site and building, and intended users. This new Wayland zoning does not even allow truck loading docks, further discouraging any box-truck or semi-truck use.
Section 4 / Tax Revenues
4.1 Why is Retail Self Storage valuable on our tax rolls?
Why is Retail Self Storage valuable to a Town? First, due to a simple shape: it can be square, since the use doesn’t require windows (which are nice to have for daylight and external aesthetics, but your storage boxes inside don’t need a view). While old-school self storage is typically long, skinny and rectangular, ringed with exterior roll-up doors, newer generation designs are folded up into a square footprint, with internal loading, providing shorter facades that can reflect their surrounding neighborhoods – while generating significant taxable space inside.
Besides a square configuration, Retail Self Storage is able to fit three stories within 35’ zoning height limits, where typical retail and office can only fit 2 – 2.5 stories.
Also, Retail Self Storage needs significantly less parking typical retail.
With these factors, all of a sudden, Retail Self Storage can fit 2-4 times more space into a building site versus typical retail and office – yet stay within consistent façade lengths, height and visual impacts from the street as typical buildings, with a fraction of the noise, traffic, parking, lighting impacts of other uses.
Tax revenues on this proposed site will most likely (see the Tax Revenues tab) exceed the revenues from the entire Donelan’s/Walgreens plaza, plus the Starbucks building, combined. It means an increase of $120-165,000 in tax revenues per year, adding up to millions of dollars over years ahead. It is the quiet financial engine with few impacts.
For financial data, please see the Tax Revenues page.
4.2 What is the equivalent value of the Arts Wayland space, which is a community benefit?
Wayland is currently building our COA/CC which is costing a total of over $11 million for 10,000 sf. It is extremely expensive for towns and cities to build. Building a comparable 3,500 sf Arts Wayland center could cost in the range of $3-4 million, on top of the cost of land if we don’t already own it.
From a simpler cash flow point of view, if Arts Wayland or the Town were to rent the 3,500 sf, based on market retail rents in the area (in the range of $30 psf), it would be approximately $100,000 per year, so as a community we are receiving that benefit in addition to our tax revenues.
So between new tax revenues of $120-165,000 per year, and $100,000 in value of waived rent, this project generates roughly $250,000 in value per year, or $2.5 million over 10 years – which in rough numbers equates to $500 in value to every Wayland taxpayer household. Nice to have numbers and value flowing in the taxpayers’ direction instead of the other way around.
Section 5 / Zoning
5.1 Can Retail Self Storage be built anywhere in Wayland, say in the Limited Commercial District (LCD)?
No. This use does not currently appear anywhere in Wayland zoning, and would need a zoning change regardless of location.
5.2 Is this proposed zoning adding commercial use to a residential zone?
No, the existing zoning is commercial. This is adding a commercial use to a commercial district. Residential zoning begins next door. There is one immediate residential neighbor, who is keen to see this site cleaned up, and then acres of conservation land before the nearest adjacent residential neighborhood.
5.3 Is this zoning an unusual precedent, if we zone for just one site? (Related question, is adding Arts Wayland here as a “sweetener” a bad precedent?)
As a Town, we have voted to create zoning on a single site many different times: Mainstone, Willowbrook, Green Way, Town Center, River’s Edge/Alta Oxbow. So this is not unusual, this is just zoning approved at Town Meeting.
Adding Arts Wayland as a community space, i.e. including a benefit to the Town, is not unusual either. Green Way zoning included conservation land and trails. Town Center zoning included the municipal parcel (now being transformed into the Council on Aging / Community Center) and a town green for the benefit of the Town. These are meaningful ways to achieve community amenities as part of projects.
5.4 Can’t we as a Town say what should go on this site?
No this is not Town property – it’s private property – so we can’t dictate what goes here. The land has existing zoning rights. But we can add a new use, with specific requirements enticing property owners to build nicer architecture and add community space for the new use, which is what’s proposed here with the new Retail Self Storage zoning district.
5.5 Can we control what a project looks like if we don’t have this zoning?
Not really. If a property owner follows the current setback, parking and other dimensional zoning rules, they can build whatever they’d like as-of-right (only restaurants require Special Permit). There are no current aesthetic requirements, like in this proposed zoning which requires a village look, so buildings under current zoning could be modern and/or of modest materials or any color.
5.6 Is Retail Self Storage going to be able to be built at other Business B zones (Donelan’s Plaza, Dunkin Donuts plaza, prior Whole Foods plaza)?
No, this new zoning is limited to this site only. 193 Commonwealth is well suited for a square storage building, given its large setback from the road, and increased setbacks from adjacent properties. The other Business B properties are already built out with retail, and/or do not have similar setbacks available.
5.7 I’ve been hearing a lot of angst about being sued about spot zoning. Does it apply here? Is the Town going to get sued?
Fears have been voiced that Wayland may be subject to “years” of lawsuits and appeals, since this zoning is said to be a textbook case of spot zoning, since it is for one site only.
But this is not the case, upon review of case law. First, spot zoning is legally a very high threshold to prove, and typically involves 1) an inconsistent use (e.g. industrial use in a residential zone), 2) a site of less than two acres, and/or 3) only one party benefiting from the zoning.
This proposed Retail Self Storage zoning 1) adds a commercial use to a commercial zone, so the use is consistent, in fact less impactful, than the baseline use, 2) the site is three acres, and 3) the zoning benefits both the property owner and the Town (i.e. more than one party), and with a public benefit in particular, the courts typically find against spot zoning.
So the likelihood of prevailing, based on actual case law, is low.
Read any legal letters or opinions carefully – just because a letter comes from a law office does not mean that they’re necessarily making a good argument. See if the claims fit the three points above. Often they quote cases or conditions that are not applicable here.
Anyone who appeals zoning approvals must show individual harm (loss of utility of one’s property), not general harm to the public (generic traffic, noise, light). Views are not protected by law. Given this project has low impacts, there is little basis to protest.
So can anyone sue or appeal? Yes of course, this is America. But would their claims stick? Likely not, and they would be wasting time and money, as legal precedent suggests they will likely lose. Look beyond any deliberately incendiary arguments, to what actual case law says. We expect Town counsel to opine on this question, and look forward to their opinion of case law.
[Notably, Dan Hill of the Planning Board is a highly regarded and experienced real estate attorney. When discussing at the 10/10/23 Planning Board meeting, to the question of spot zoning from the Chair, his response at 2:38:50: “Spot zoning cases are notoriously hard to prove. And if there’s a public benefit, judges generally defer to the Town.” Dan goes on to say that the risk is to the property owner/developer, that their use would be lost. To this point, notably George Bachrach [developer] and his counsel also feel comfortable that the use would not be found to be spot zoning, and delivered an opinion on topic to the Select Board. So Town Counsel’s opinion here will be welcome, to confirm if they concur with Dan Hill’s informal advice, and the opinion of counsel of the developer party, who as Dan noted is the primary party at risk.]
5.8 Does Joe [Strazzulla, owner of Donelan’s plaza, which is the rest of the adjacent Business B district] want this zoning on his property?
Joe has stated he does not want this zoning on his property, yet another reason why it has been limited to the 193 Commonwealth site only and not the rest of the Business B district here.
5.9 Under this zoning, is project approval by Site Plan Approval (easier standard) or by Special Permit (more comprehensive)?
Project approval is by Special Permit, which allows a higher level of discretion, given that we include more subjective standards of village design and community space. The approval body will be the Zoning Board of Appeals, which is the typical body for most Special Permits (except for restaurants, which are heard by the Planning Board).
5.10 Why are we allowing a use that is not in our Master Plan?
Our Master Plan was completed twenty years ago, before the rise of Amazon and online shopping, and before well-designed Retail Self Storage was even a concept. This zoning use type fits walkable village parameters and goals, by introducing good design, reducing parking and bringing a community use into the mix which were all village goals of the Master Plan – it’s just introducing a use that creates the value to make that all happen, but which just hadn’t been anticipated 20 years ago.
5.11 Don’t we need to redo our Master Plan before we can change any zoning?
No. A Master Plan is a guide, not rules (which is zoning). A Master Plan suggests uses but cannot dictate them. Given this site does not have the utility of other sites (due to its low septic capability, large setbacks from the road), its uses are more limited — so a desire for restaurants and water-intensive retail are likely infeasible based on septic, and smaller retail is more difficult due to location and financially unlikely due to cost — so any Master Plan aspirations will not change the underlying circumstances that will drive what happens on this unique site.
Section 6 / Impacts
6.1 Won’t this use create a lot of traffic?
Self Storage is one of the lightest traffic generators of any commercial use. There are usually only a small handful of parking spaces outside any storage facility, and few are used at any given time.
6.2 By adding Arts Wayland, won’t that make traffic impacts heavy though?
Arts Wayland gallery and daytime class visitors generate low numbers, and at non-peak commute times. Concerts typically occur evenings and weekends, also not peak times. Arts Wayland events here will be limited to smaller concerts – perhaps 40-60 people – while larger 80-100+ people concerts would likely still occur at larger venues like First Parish Church.
6.3 Will people be parking on nearby public side streets for concerts?
No. For concerts, there was discussion of sharing parking with the two banks in the area, Middlesex Bank and TD Bank, which both have lots that are empty after 6pm and Sunday afternoons. There has never been any discussion of parking on nearby side streets, nor would Arts Wayland encourage this.
6.4 I heard something about pedestrians getting hit?? And no one seemed to care?
Sigh. If TD Bank and Middlesex Bank parking lots are used for concert parking – still to be determined – there are signalized crossings to reach these lots. People who are not comfortable crossing the street can park on site. The point of the discussion was, there are risks to every activity, even getting in your car to drive to Arts Wayland, or walking down any sidewalk or crosswalk, so that fears of every possibility out there would preclude you ever leaving your house! Here, there are clear and safe signalized crossings to utilize to walk to these overflow parking areas if they end up being used, so sensationalized arguments of pedestrians dying just because they might cross a street are overwrought.
Notably, Arts Wayland is attuned and responsive to the safety of their patrons. As an example, they have been using First Parish Church for larger concerts for the past couple of years, which has a small parking lot. Many church parishioners park in the Town Building entry drive and regularly cross the street to get to church services; but for Arts Wayland concerts, which may be busier times than Sunday mornings, or at darker nighttime, Arts Wayland has at least one and often two parking attendants on hand to ensure safe passage for people who may not be used to the crossing or need assistance at that location.
6.5 Will there be light pollution?
See the zoning, site lighting is limited to Wayland “dark sky” standards so as to not spill onto adjacent properties. Overnight operations are prohibited so overnight lights can be reduced.
6.6 Will it be noisy at night? During the day?
Fundamentally, all loading and off-loading occurs inside the building, so noise will be at a minimum. Also, all overnight operations are precluded in the zoning.
6.7 Will there be big semi trucks? Are there loading docks?
Again, zombie myths: No and no. Semi-trucks are not the intended users here and do not have room to maneuver on site. Loading docks are not even allowed in this zoning, which would further discourage such use by all trucks not just semis. There appears to be confusion between this project and the larger Rt 20 self storage project in Sudbury which was built for semi-trucks to pull inside the building.
6.8 Will the white office building out front remain?
The white house/office building (185 Commonwealth Rd) is not part of the proposed zoning district, nor of the proposed project.
Section 7 / Alternative Uses for this Site
7.1 If we don’t approve this zoning, does it mean that this parcel stays as open space?
No, this site is zoned commercial so it has inherent rights to be built upon, just like the Donelan’s plaza site. It could only be maintained as open space if the Town purchased the land (which is moot, since the land is already under agreement) for conservation land.
7.2 Why can’t we just have small retail and restaurants?
As much as residents might yearn for small retail and restaurants, the choice of tenant rests with the property owner, not the Town. Case in point, CVS at Main and Plain, there were long efforts to fight this use, but it ended up being built anyway. Large vs small retail, food use or not, this is private property, not public, and the owner decides its use(s), within its zoning options.
Small restaurants or ice cream shops are often mentioned as desirable – however, doubly difficult, these are water-intensive food service uses. This site, like much of Cochituate Village, has clay based soils which don’t perk very well for water-intensive uses, so these are not possible here (unless Donelan’s plaza shared some of their sewer, but that in turn, zero sum, would limit their ability on their own site).
7.3 Why isn’t it financially feasible to have just small retailers?
Small mom-and-pop retailers, which several residents aspire to see, are unlikely. Small tenants are able to survive in Class B properties at lower rents (70-74 Main, Liberty Pizza plaza) but high new construction costs will require higher rents, which smaller retailers will struggle to pay. Also lenders look for credit tenants (i.e. retail chains who have corporate balance sheets to back up lease obligations). In other words, chain retail is the most likely retail occupant, not smaller unique retailers.
7.4 What would the impacts be if this is built to normal zoning?
Existing zoning rules would only allow a self-standing retail store or building, maybe with a second floor of office, in a sea of parking. Most recent example: CVS at Main and Plain which was built to zoning, actually with a bit less parking than required, and a bit larger buildable site. (Joe Strazzulla, owner of Donelan’s plaza, showed his own 20+ year old plan for this site at the public forum, which was similar to a CVS-scale single building block and a ton of parking.) Tax revenues would be a fraction of the Retail Self Storage use (see the Tax Revenues tab). Traffic and impacts would be higher.
Section 8 / Environmental & Permitting
8.1 I’m very concerned about Snake Brook, it feeds into Lake Cochituate, we need to be mindful of its contributory streams and the adverse impact that can come from building nearby. How can we possibly think about building a project of this size here?
This is such a key point: this proposed zoning is not a question between this proposed zoning and building nothing.
This is a question between the proposed zoning vs. what is allowed as-of-right, right now, under existing zoning. This site is already zoned commercial. With a host of messy potential uses that could be built.
Don’t want huge parking lots that generate runoff? That’s what the existing zoning REQUIRES right now: huge amounts of parking. This proposed new use significantly reduces parking.
Concerned about septic? As long as a system meets rules & regs, it will get built. This proposed use has a low septic use compared to many other commercial uses. Concerned about messy uses like food service or retail that have large dumpsters? This proposed use generates little waste and has no external dumpsters.
If there is a concern for Snake Brook, this new proposed use is one of the cleanest potential uses compared to what’s currently allowed under commercial zoning here. It provides the opportunity to be responsible with the site instead of leaving it to chance.
8.2 Will the building extend into the wetlands – back behind Donelan’s?
No – it must comply with wetland regulations and setbacks, so the building will be sited in the area between the front of Donelans and the back of the white office building (185 Comm) out front. It will not be positioned in the wetlands, and will follow required wetlands setbacks and requirements.
8.3 Will hazardous waste flow into Snake Brook, as one commenter suggested at the Select Board public forum?
No. This is Retail Self Storage, i.e. personal and small business users, and hazardous waste will not be allowed to be stored on site.
8.4 Is this project in a flood zone?
The south end of the site includes wetlands and flood zone area, but the building will be sited out of required protected areas.
8.5 Will this Town Meeting vote approve the project?
No. This Town Meeting vote is for approval of the zoning use only. If the zoning passes, then the project still needs to go through public Special Permit review via the Zoning Board, as well as environmental, board of health, building inspector and Town departmental reviews, just like every other project.
8.6 Retail Self Storage is known to have low sewer impacts (single bathroom), but won’t the addition of Arts Wayland make it sewer intensive?
Retail Self Storage has only one employee and therefore a need for only one bathroom. The addition of Arts Wayland would add two bathrooms, for a total of three, or the same as say a three-bedroom house. The septic is still significantly lower than a water-intensive retail use like food service or a salon/spa.
Section 9 / Specialized Code (Net Zero design)
9.2 The property will be required under the zoning to be Net Zero. What does that mean?
Wayland is a green community and encourages solar and efficient, non-fossil-fuel energized buildings. By US Department of Energy definition: “A zero operating emissions building is one that is:
- Highly energy efficient,
- Free of on-site emissions from energy use, and
- Powered solely from clean energy.”
The zoning requires the project to have solar, which will be its intended energy generation source; with its large roof, the project will likely to be able to be a community solar site, meaning that the surrounding community can benefit from excess solar capacity produced on site.
9.1 Specialized Code is not in place yet in Wayland. Will this project comply with it regardless?
Yes this zoning includes the requirement to meet Net Zero standards – which is similar to Specialized Code – regardless of whether this new Code is passed by the Town at 2024 Town Meeting or not.
9.3 Will there be any ground-mount solar? I’m concerned how that will look.
The zoning allows roof-mount solar only.
Section 10 / Logistics of the Community Space
10.1 Who will own this space? Who will maintain it?
Arts Wayland will manage the space and take care of all maintenance, cleaning, insurance and utilities costs (similar to Town Center, where Arts Wayland’s space was free rent, but Arts Wayland paid operating costs). The Town gains the utility of a community space, without any cost to Wayland taxpayers.
The space itself is anticipated to be owned by the Town. If Arts Wayland were to succeed and outgrow this space – or god forbid to fail or underuse the space – then the space would revert back to the Town, to either be used as Town space, or designated for the next deserving non-profit group.
Given the space will be owned by the Town, there may need to be an RFP process for the user of the space, in order for the Town to legally lease or grant the space to Arts Wayland. Arts Wayland is OK with having to comply with any RFP process, to demonstrate its unique abilities and experience to manage this space, and to fulfill any requirements in this regard for a Town-owned space.
10.2 Will this space be a burden for the Town?
Again, Arts Wayland will cover all costs of utilities, cleaning, insurance, etc. Or another non-profit group down the road will if Arts Wayland were to be replaced.
10.3 Who will be able to use this space?
Arts Wayland opened its space at Town Center for other non-profits for events and gatherings, and opened the gallery to the public for free, as well as for low-cost public events and entertainment. They expect to do the same here, so it will be a true community space, not just for Arts Wayland.
10.4 What happens if the building is sold, will Wayland lose the space?
The space would be deeded to the Town so that ownership will stay with the Town no matter who owns the overall building.
Section 11 / Who is Sponsoring this Article?
11.1 Where did this whole idea come from?
The idea of Retail Self Storage here was proposed well over a year ago by George Bachrach, a self-storage developer. He is well-known that he works with communities to figure out designs that make sense for their surroundings and town goals, and so he met preliminarily with many people in and outside of Town Building, on Town committees and boards, and reached out to nearby abutters and property owners, to get their feedback.
One of the parties he reached out to was the Economic Development Committee (EDC), given this is a use that could increase the commercial tax base. While the increase in taxes was interesting, especially given low impacts, good design and incorporation of green construction and solar — EDC was concerned that the use type wouldn’t add to the energy of the village neighborhood, given its low activity level.
So the EDC recommended that George incorporate a space for Arts Wayland – who had recently lost its space at Town Center – at the most prominent corner of the building, i.e. the corner facing Route 30 and the Donelan’s parking lot. If Arts Wayland could be added as a vibrant, prominent street-level space then it could be a win win for the community and the surrounding retailers, who could also potentially see a boost from the new activity.
11.2 Why aren’t the Planning Board or Select Board sponsoring this article? Isn’t that who needs to sponsor zoning articles?
EDC was willing to help with the zoning once Arts Wayland was added, but as an advisory board to the Select Board, EDC cannot file an article on its own (e.g. EDC co-sponsored the River’s Edge articles with the Planning Board and Select Board in the past.)
First, EDC went to Planning Board’s 10/10/23 meeting and discussed the project for half an hour, updating on the new addition of Arts Wayland, and asking if Planning Board wanted to co-sponsor an article. The framework of the zoning started to take shape with the lengthy discussion, thinking through logistics of how to do a sub-district. Every board member except for the Chair liked the concept of the project, when informally polled did they think it was a good idea here (see Top 10 Myths! #6) – take a listen, WayCAM | Government On-Demand 10/10/23 The four members who generally liked the use and concept: Jen Steel elapsed time 2:33 & again 2:41, Dan Hill 2:37, Ira Montague began discourse 2:34 with questions, but endorsed 2:50, and Larry Kiernan 2:50:30.
However Planning Board members indicated that they did not have the bandwidth to sponsor an article because they had to tackle MBTA Communities Act zoning, a heavy lift. No problem, EDC indicated they would next ask Select Board.
EDC then asked Select Board if they were interested to co-sponsoring, which would make sense since EDC is advisory to the Select Board. However, confusion soon arose as to whether Select Board sponsoring an article meant a) that the Select Board was approving the actual concept itself or b) it was just a neutral insertion of the article into the process, with the official Select Board vote approval vote much later in the process, after all the information was vetted.
Ultimately, there was no clarity on this issue and the Select Board ended up not even taking a vote, because it was unclear if it would pass and even on what basis. It was just easier for the proponents to take the third path to filing an article, which is citizens petition.
11.3 Why was everyone so upset at the Select Board Public Forum in January?
Whether opponent or supporter, everyone was frustrated with the Select Board Public Forum. The question should have simply been, is the Select Board procedurally sponsoring the article, instead it became open season on the entire topic, without any of the final information, normal Town Meeting discipline of vetting, drafting of a narrative with Fin Comm, and public hearings.
Opponents were upset because they insisted if the Select Board sponsored the article, it meant that they were approving the use. They argued against the project as if the actual approval of the project was at stake.
Proponents were frustrated because a raft of 26 support emails which were sent to the Select Board (to keep the hearing streamlined, so not as many people had to speak) were never read into the record, included in the meeting packet (nor in minutes after) and never recognized; the generally positive response from Planning Board members was never relayed; and much misinformation was in the air.
And neither side had a clear understanding from the Select Board what sponsoring actually meant (after the fact, EDC requested the Select Board to please make a determination for the future, that any sponsorship of an article on behalf of one of its advisory boards is a just a neutral insertion of the article into the warrant, with actual Select Board approval vote taken later, once all information is vetted. This could have avoided so much of the angst of this meeting and discussion, for everyone!)
Ultimately, the article ended up being filed as a citizens petition, which would have been much simpler if the Select Board had simply procedurally recommended that path a month earlier when asked (!). However, all this water under the bridge is one of the key reasons why this website has been put together – to put all of the information in one place, that townspeople can readily absorb, get answers to their questions, and if their question doesn’t appear, they can ask and it can be added to the list for everyone. It is all about being transparent, responsive, and dispelling myths that float around in the absence of correct information. We hope that it’s helpful as a resource.
11.4 Is EDC a renegade board? What right do they have to even be working on this? How can they be working on it if they don’t have direction from the Select Board?
Supporting a project like this is exactly the mandate given to EDC by the Select Board from the start: “…to support, promote, encourage and advocate projects that expand the Town’s commercial tax base in a manner that strengthens the local economy and diversifies the tax base consistent with the character of our community.” Economic Development Committee | waylandma. It is EDC’s job to advocate and to queue up ideas for the Town, or in this case to Town Meeting floor where the voters can then decide if it makes sense for the community.
The article is now a citizens petition, with the lead petitioner Rebecca Stanizzi, who is otherwise EDC Chair, but signing individually as a resident, in accordance with filing requirements. From an EDC perspective going forward, it will be just an informational topic (unless directed by Select Board for a vote or recommendation) since the committee as a group does not have a formal role as a sponsoring group. Other EDC members, if they choose to participate, would be acting as individuals (being watchful of course not to trigger any EDC quorum).
Section 12 / Donelan’s Plaza (Commonwealth Village)
12.1 Why can’t Joe [Strazzulla, owner of Donelan’s plaza] just develop the site?
Fundamentally: He doesn’t own the land nor does he have control of it.
12.2 Joe’s family has owned Donelan’s plaza for decades. Why didn’t they build something here in the past?
Joe explained that his family has looked at retail on this 193 Commonwealth site for 30 years. He showed a plan from the 1990’s with a single retail building and large parking lot. But over the years they never proceeded. Either the numbers did not work for what they wanted to do, or the price they were offering was not high enough for the seller to sell the land, or both? Which speaks volumes. What some people say they want here, especially small retail spots, is exactly what hasn’t happened for 30 years. So any alternative uses to Retail Self Storage will most likely not be small retail – and we will be at the mercy of our own zoning as to what we get otherwise.
12.3 What were Joe’s suggested uses for the site, given huge changes in retail in the Amazon and online shopping age during their ownership tenure?
He noted that smaller retailers are not as common anymore, so informally suggested perhaps a day care [note a day care would generate a ton of traffic at peak times, which was a stated concern of neighbors; also the use would likely be limited by septic]. Or service providers and/or office space.
12.4 Won’t this project actually help Donelan’s Plaza?
Arguably, yes. Storage does not compete with any of the retail tenants next door. Arts Wayland patrons will be likely to have dinner at 110 Grill before a concert, or to stop at Donelans or other retailers before or after art classes, meetings or gallery visits, which should be a good thing for the vitality of local retailers. Retail survives in unique places where people want to go. Arts Wayland will help keep Cochituate Village unique as a destination (as opposed to just adding another bank branch, or dentist office, or chain that can be found anywhere else).
Section 13 / Parking
13.1 Is Arts Wayland relying on parking at Donelans’ plaza (Commonwealth Village plaza)?
No. Initially, the project requested to share some of Donelan’s parking, to minimize new asphalt, since the Donelan’s spaces closest to where Arts Wayland will be located are often empty. However, Joe Strazzulla [owner of Donelan’s plaza] declined to share these spaces, which is his right, so all concert parking will occur on site, or perhaps with overflow at on evenings or weekends at Middlesex Bank and TD Bank. (If parking is utilized in these locations, Arts Wayland could ensure that there is a volunteer to assist with safe passage to their events, like at current First Parish Church events.) The goal is to minimize new asphalt and parking lots, which will make the area more pedestrian friendly.
13.2 How much parking will be provided on site?
Parking will be provided as required for the population allowed in the space. The zoning provides general guidance; once capacity of the room is determined as an assembly space, the parking will meet the capacity of the space. Parking potentially might be shared with local banks (Middlesex Bank, TD Bank) for nighttime or Sunday concerts and events, when their lots are completely empty. TBD.
The fire department will need a paved access fire road around the entire perimeter; it has been discussed with the Fire Chief and Asst Fire Chief to slightly widen and share this road with a single row of parallel parking for concerts, easy to queue in and easy to queue out. The Fire Chiefs were preliminarily ok with the concept, pending of course full review of all details and dimensions during permitting.
Section 14 / Cochituate History
14.1 Cochituate Village has much history in this area. We should capitalize on this history.
Arts Wayland is a perfect opportunity to showcase some of Cochituate history with an exhibit or informational wall – with the artists all on hand to help! An exhibit wall could be created to educate Arts Wayland patrons and the community.