College tours are mostly for high school students. That is unless you’re Marina Kelly.
The 2014 Whitman-Hanson Regional High grad is continuing her passion for sports, signing on at Babson College as its new athletics administrator.
Kelly served as Brown University’s men’s soccer team’s director of operations last year.
“I am excited to welcome Marina to our Babson Athletics team,” Babson Associate Vice President for Athletics and Athletics Advancement Mike Lynch said in a press release. “She has a strong passion for athletics and her experience as a coach and two-sport collegiate athlete stood out during our search. Marina will play an important role in the success of our department and I look forward to working with her.”
Prior to Brown, Kelly served as an assistant women’s soccer at Scranton University and Regis College before that.
“I am very excited for this opportunity as the new Athletic Department Administrator at Babson,” Kelly said. “I would like to thank Mike Lynch and the hiring committee and I look forward to working with everyone on campus. It is an honor to join the Babson Athletics family.”
The Whitman native was a two-sport standout at W-H in both soccer and basketball.
‘Explaining the unexplainable’
HANSON – “I get to explain the unexplainable,” Abrahams Group President Mark Abrahams said during his discussion of the parameters of Chapter 70 and net school spending for the town’s public schools with the Select Board, Tuesday, July 11.
“Basically, the [Select Board] has asked me to explain how the Chapter 70 numbers work and how Hanson numbers are compiled,” he said. The goal of Chapter 70 is to ensure every school district has sufficient resources to meet its foundation budget spending level through an equitable combination of local property taxes and state aid.
“I’m having a real hard time understanding why all of our numbers are lower than Whitman’s, across the board, and yet we end up with a higher percentage,” said Select Board member Ann Rein.
“That’s because of the wealth of Hanson compared to Whitman,” Abrahams said. “If you look on a per-pupil basis, and you take the local contributions, they’re basically the same … what skews the numbers is that Whitman has more students, they have more foundation budget, they’re going to have more property values, they’re going to have more income – but when you strip it all down and you look at the wealth factors, the state believes Hanson is the wealthier community.”
“That’s the crux of the whole issue,” Rein said. “This doesn’t show us why the state thinks we are the wealthier town. … It just doesn’t make sense.”
One resident asked if Abrahams could provide the exact formula the state uses to determine that Hanson is the wealthier community.
Select Board member Ed Heal suggested it is because the state does not factor in commercial income, rather, it calculates only business property values.
“It’s a very emotional subject and one that we’re still grappling with because it’s fairly fresh that we’ve moved to this statutory method and we really didn’t fully understand what was happening at the time it was being done,” Chair Laura FitzGerald-Kemmett said, and asked if new business growth or an influx of lower income people would make a difference in the equation for either town. She also asked if any town has forensically looked into the equations or appealed them.
“It seems almost as though it’s a setup for the average Joe not to be able to figure out how the heck these numbers are arrived at,” she said.
“New growth is a part of the municipal growth factor [in the state’s calculation,” Abrahams said.
“It’s adjusted from time to time, but it remains basically the same thing,” he said. “Remember, I’m explaining the unexplainable.”
State changes
In 2007 the state reviewed the calculation after several towns, with similar figures and demographics ended up with dramatically different numbers, taking two years to develop the new formula.
To explain the new calculations, Abrahams used the preliminary fiscal 2024 budget numbers released in June for his discussion as the state budget has not been finalized, as yet. That preliminary budget included the local portion of $6,584,595,911 under the Student Opportunity Act in Chapter 70 funds – which was $586 million, or 9.8 percent, more than in fiscal 2023. The SOA is now in its third year, putting more money into districts with targeted student populations – mostly students with disabilities, low-income students and English-language learners, for example.
“The district can spend as much as it wants on education,” he said. “The state is calculating a minimum local required contribution, which is based on your wealth factors.”
Required Net School Spending is the sum of local contributions and Chapter 70 aid, otherwise known as the foundation formula, and should be greater than the foundation budget, he said. A District can spend as much as it wants on education with the state calculating a minimum local required contribution based on wealth.
The local contribution is the amount of local appropriation required to meet net school spending for each town in the commonwealth and the local district contribution is the funding allocated to the local school district. Chapter 70 is the difference between the foundation budget and the local contribution which, combined with the local contribution makes up the net school spending.
“Hanson, since it sends its students to Whitman-Hanson, the foundation budget is, essentially, the vocational students of Hanson,” Abrahams said.
The state computes the total foundation budget for all districts and takes the shares of Hanson’s foundation budget to the three elements and comes up with the foundation shares, which are then applied to the town-wide contribution.
“For Whitman and Hanson, 90 percent of the foundation budget is for WHRSD,” he said. “This is the calculation, based on foundation shares and this is the starting point for your regional statutory assessment.”
Hanson’s contribution to W-H is $10,600,496 contribution to WHRSD.
Whitman follows the same formula.
The foundation budget is a municipal-based formula, Abrahams said.
To determine each district’s Chapter 70 aid, the state calculates each district’s foundation budget, determines an equitable local contribution (59 percent) – based equally on property values and income levels – as well as state aid (41 percent).
“To determine how much a community should be paying, you first look at the wealth factors,” he said. “The second test is to take 82 percent of the foundation budget, and the state will take the lower of the two. In both Hanson and Whitman’s case, the calculating is based on the wealth factors.”
That provides the preliminary contribution, which is either above or below the state’s calculation of the local contribution effort. Hanson’s equalized valuation is $1.7 billion while its 2023 total resident income is $450 million.
Whitman’s equalized valuation is $2.1 billion while its 2023 total resident income is $554 million. Deflated, it gets $7.5 million from property wealth and $8.4 million from resident income for a combined total of $16 million. It has a $16 target contribution – 49 percent of its foundation budget.
“So the target for Whitman is $16 million,” Abrahams said. “In fiscal 2023, they contributed $13.3 million. Their growth factor is slightly higher than yours, deriving a $13.8 million preliminary contribution. … They have a shortfall similar to your shortfall – 1 percent of their 2023 contribution.”
Whitman’s 2024 contribution is calculated at 14 million — $2 million short of their target.
“There’s a lot of similarities between the two towns,” he said.
Comparison
Whitman’s contribution to W-H is $12,554,000 based on the formulas. The actual school net spending greater than the requirement is 86 percent for the region, according to Abrahams. The statewide average is 23 percent.
“The test is what the households can support,” said FitzGerald-Kemmett.
Heal argued it should not be based on household income.
“Just remember, he’s explaining formulas the state uses … based on the information they receive from the DOR,” said Town Administrator Lisa Green.
“In order for that to be 50/50, the state deflates the [equalized valuation] and inflates the income, deriving $6 million from local property effort and $6.9 million from income.” he said.
Those figure together make up the combined effort yield of $12,929,413 – the first test of what Hanson’s local contribution should be. The “second test” is to take 82.5 percent of the foundation budget and it derives $16.8 million.
“Hanson’s town-wide local contribution, based on its flow factors, is $12.9 million,” Abrahams said. “Divide that by the foundation budget and you get about 63 percent, meaning the town of Hanson is going to contribute 63 percent in local contributions toward its foundation budget.”
Hanson is $1.3 million – or 6.7 percent – short of its $12.9 million local contribution target, so increments are added to the preliminary, depending on how much lower a community is toward its target.
“Since Hanson falls between 2.5 and 7.5 percent, the increment is 1 percent of last year’s number. Therefore, the growth factor – determined by year-to-year increases of certain municipal revenues – is increased by 1 percent to arrive at $11,669,000 as the local contribution for fiscal 2024. Those revenues include property taxes certain state aid and local receipts.
“It is still, $1.2 million short of the target,” he said.
Whitman and Hanson as towns, are non-operating districts that send their students to the regional high school.
He also reviewed state Chapter 70 formulas.
“You’re not going to get additional foundation aid because your base aid exceeds your foundation aid by $100,000-ish,” Abrahams said. “But the state is guaranteeing every district $30 per pupil at minimum (more than $107,00).”
Whitman-Hanson receives $25,196,000 in state aid.
At the same time, enrollment rose by 128 students while the foundation budget grew by $5 million, and the two town contributions grew by $1 million while Chapter 70 aid only grew by $107,000.
Whitman reviews strategic plan
WHITMAN – Strategic planning is already paying off.
Select Board member Shawn Kain provided an update on Whitman’s strategic plan during the board’s Tuesday, July 11 meeting.
“It was actually really helpful for me to go through this – working with [Town Administrator] Mary Beth [Carter] and some of the team – to go back and thoroughly look at the strategic plan, and look back over the time that we’ve been here and figure out what progress that we’ve made and where we need to move forward,” Kain said. “I think you’ll be pleasantly surprised by how much progress we have made toward strategic plan.”
The five-year planning window spans 2022 to 2027 and has five focus areas: Finances, public policies and infrastructure, economic development, citizen services and schools.
Finances speak to the responsible and sustainable aspect of services the town wants to provide to the public with initiative goals of providing financial policy, a process through which residents can be informed of how much and when new revenue is needed, an accurate financial and capital forecast, and enhanced communication with all educational partners.
“It’s pretty obvious that we’ve made significant progress,” Kain said. “We have adopted a financial policy and used it to guide the budget process – we’re still getting used to that, but we have actively done that over the past year.”
Whitman has also dedicated funds to contract with a consultant on financial forecasting and has enhanced communication. Todd Docuoto was also hired as the facilities manager and he has conducted an “extensive facilities assessment” to give officials a better understanding of the town’s capital needs.
“We have also committed to working together with the schools … earlier in the budget cycle and develop that process earlier so that,” he said. “As far as that first pillar is concerned, we’re definitely making good progress.
A new DPW building project, approved at Town Meeting and at the ballot box is a “huge step” toward the goal of replacing the deteriorating facilities that department is working in.
Professional assessment of ongoing facilies, such as a completed sewer main project, downtown infrastructure improvements such as underground utilities and high-speed internet, will benefit from having a full-time facilities manager.
Economic development “speaks to an enhanced downtown infrastructure, community engagement and communication of benefits and tradeoffs, establishment of a Chamber of Commerce and competitive MassPIRG grant application submittals, according to Kain.
“We’ve definitely made some progress toward this imitative, but we may want to target some areas in the near future,” he said. “We’ve applied for a grant to update under the Master Plan.”
That took place a few months ago and that project is in the works. Assistant Town Administrator Kathy Keefe has also met with the Old Colony Planning Council (OCPC) to discuss available grants that the town would be eligible for in that area.
Kain said he thinks there will be a couple.
Carter and Select Board member Justin Evans have applied for another MassPIRG grant to cover the town side of the South Avenue corridor project.
“That’s a significant project, so there’s a good chance that we’ll have grant money to cover the town’s side of that project,” he said. The town has also qualified for an EPA Brownfields Assessment Grant which also pertains to the South Avenue corridor.
“That area of Whitman seems to be, when you think about it, [where] some of the new businesses that we’re bringing in – so, good economic growth, good infrastructure, working with the state to get multiple grants that can help us achieve our goals – so I think there’s some big progress.”
Whitman is also working with OCPC to develop an affordable housing plan with the goal of increasing affordable housing by 10 percent and to do “a lot more flexible zoning.”
“The one area we may want to pay attention to is the establishment of a Chamber of Commerce,” Kain said.
Select Board member Laura Howe expressed enthusiasm for a Chamber of Commerce idea.
“The Brockton Chamber of Commerce is excellent,” she said, asking if that was the type of group Kain had in mind. “It’s immensely helpful … to people. I used them a long time ago and it was really informative. They were very welcoming.”
He said he has reached out to business owners in town who have that type of experience.
“I think with just a little bit of organization, we could have one,” he said.
Kain said communication might also be an area on which to concentrate materials can be produced to give residents a better picture of the budget and the town’s finances.
Where the schools are concerned, Kain said the town “took from their strategic plan and embedded that as part of our strategic plan,” Kain said.
It helped them institute all-day kindergarten, even as they have other goals still in the works and plan to update their strategic plan, he noted.
Chair Dr. Carl Kowalski asked Kain if he would be willing to give an annual summer update on progress with the town’s strategic plan. Kain agreed, reiterating the value in the “reflective process” of reviewing what has been accomplished and what is left to be done.
“I think it’s a really healthy part of what we should do,” he said.
Two Grannies on a mission for adventure
How do you get to know a new town?
If you are Beth Sobiloff and Marcia Rothwell, you post your intention to visit on Facebook, and ask for suggestions as to where to eat and what to do when you arrive. That’s how the two of them ended up starting the day with a veggie omelet and French toast at Cowbells Café on Thursday, July
Sobiloff and Rothwell, known for their Facebook mission to visit every town in Massachusetts, record their adventures on a webcast travelogue called Two Grannies on the Road.
Something of a modern-day, high-tech combination of the late Scripps-Howard newspaper columnist Ernie Pyle’s Depression-era travels across America to introduce his countrymen to each other, revived on television by CBS’ Charles Kuralt in the 1970s. The Massachusetts mission is the latest Sobiloff has undertaken, with Rothwell as her third partner.
Whitman is the 56th Bay State community the vlog has visited and as they rattled of some of those towns, this writer couldn’t help but replay the vintage country tune, “I’ve Been Everywhere” in the back of my mind.
“We’ve been all over the state,” Sobiloff said as she began listing some of the towns. “Marion, Mattapoisett, Fairhaven, Dartmouth, New Bedford and then we’ve done a couple places on the Cape … we’ve been up in Newburyport, Newbury and West Newbury … we’ve also been out to North Adams and Adams and Williamstown and a five-day trip to the Berkshires.”
Quite a few towns in the greater Worcester area have also been destinations.
After breakfast, they had plans to head over to the Historical Society to chat about Whitman’s history and how they might add historical site drive-bys to the itinerary. They had an appointment to interview Josh Phippen, of the South Shore Boxing Gym on South Avenue and were going to fit in lunch at another Whitman eatery before stopping for an ice cream at Peaceful Meadows on the way out of town.
“We end our day with ice cream.” Sobiloff said.
They took photos of their breakfast entrees and video recorded their reactions to the menu items for their Facebook page before eating.
“I’ve got French toast made with French bread, which you don’t see all the time,” Sobiloff reported. “I’ve got real maple syrup, which is a must for me… Very good. I like the French toast, nice and thick..”
From the Plymouth area, Sobiloff said her son lives in Hanson and her daughter works in Whitman, so she is a bit familiar with it, but as always they let the community give suggestions for their specific destinations.
“We try to do something unusual,” Rothwell said, mentioning the boxing gym visit. “I hate boxing,” she laughed. She told gym owner Phippen the same thing in an often-funny interview posted the Grannies Facebook page: facebook.com/twogranniesontheroad.
That visit also included the ladies climbing into the ring to test their fighting stance as well as a round or two with the speedbag and heavy bag.
“We often will do drive-arounds to view historic buildings that aren’t necessarily open, monuments, parks, things of that nature,” Sobiloff said.
“This town seems to have a lot of things,” Rothwell said.
This writer interviewed them – and they interviewed me – it was a mutual meeting of the media mavens of the South Shore.
A native of Wethersfield, Conn., Rothwell is a retired nurse who worked at Hartford Hospital for 46 years, but Sobiloff, an Ohio native, still works as a web designer. Each of the women is a bona fide grandmother – with six grandchildren each. They also love to joke around that Rothwell is the third “second granny.”
“I actually started [her travels] in 2010,” Sobiloff said. “I’d had my business for about eight years and I was single at the time, my youngest son was getting ready to graduate from college … and I just started thinking about how I hadn’t had a vacation in eight years.”
Taking her kids cross county in an RV had always been a dream of hers, but she never had the chance to do it. Then she realized she had a job she could do anywhere.
“I thought maybe I could figure out a way to travel and work across the country,” she said. Not wanting to travel alone, Sobiloff asked friend Ginny Just, who, as a graphic designer, was also not tied to an office.
“That made me think of the name: ‘Two Grannies on the Road,’” she said. “I got together with her and told her my idea and she said, ‘I’m in.’”
Sobiloff’s first partner in travel vlogging created the logo and Sobiloff created the website: twogranniesontheroad.com.
“The deal was to get sponsorships from big companies like Winnebago,” she said. “We did some networking about it, we did some proposals to big companies for sponsorships, but we were coming out of absolutely nowhere – nobody knew who we were.”
RV life may be more of a thing now, but 12 years ago it was a strange notion to some of the recreational vehicle companies.
“We just evolved over the years,” Sobiloff said. The next idea was to interview Baby Boomers being forced out of jobs at a time of economic downturn and what they were doing to reinvent themselves, to inspire other Baby Boomers to go for their dreams.
She made that cable access program in East Bridgewater for a couple of years, before Sobiloff and her then-partner each met a new husband and boyfriend, respectively.
Sobiloff and her husband moved to Plymouth and her first partner retired.
“I had guest grannies a lot of times,” she said.
“She tells me these stories,” Rothwell laughed. “I’m worried about her freezer.”
Guest Grannie Debbie Phalen, a retired optician who had started candy business in her basement, agreed to come on board for the mission to visit every city and town in Massachusetts after she and Sobiloff had worked together on a few shows. Phalen moved to Florida to be near her daughter about a year ago.
Enter Rothwell, who met at a social luncheon when a mutual acquaintance introduced them.
“Here I am,” Rothwell said.
Once Rothwell writes down the responses to her Facebook inquiries about a town, she makes some calls to confirm schedules and it’s time to hit the road. She also calls each town’s historical society for an after-breakfast trip.
“Maybe there are sights that we need to see,” she said. “This town, it was interesting how much different things, historically have taken place. … It’s always exciting what we find.”
Then there’s the editing to do before an episode goes up on their web site.
Next week the Two Grannies follow their road back to Western Massachusetts to Shelburne and Buckland. Follow along on Facebook.
They also speak at senior centers. Libraries and over-55 communities on their travels. Contact them at [email protected], their websites and Facebook page.
Whitman gas station damaged by fire
WHITMAN – A gas station at 79 Temple St., was damaged by fire Thursday, July 13.
Whitman Fire crews extinguished a structure fire at a gas station on Thursday night, according to Chief Timothy Clancy after the department received multiple calls at about 7:30 p.m. regarding a structure fire at the gas station and
were on scene in less than a minute because the scene was about 250 feet from the station.
The fire was brought under control by approximately 7:45 p.m.
Mutual aid was provided by the Abington, Bridgewater, and Hanson Fire Departments, and a Halifax Ambulance aided at the scene. Hanson Fire provided station coverage.
The gas station building and its contents were damaged, with a total loss estimated at $750,000. The cause of the fire is under investigation by the Whitman Fire and Police Departments and the Massachusetts State Fire Marshal’s Office.
The cause of the fire is under investigation by the Whitman Fire and Police Departments and the Massachusetts State Fire Marshal’s Office.
Whitman Little League holds graduation day
The Whitman 12U Little Leaguers celebrated the end of the season June 23 by graduating from the Little League Field and were presented with custom sweatshirts with their name and number on them. They are now on to play on “The Big Diamond” next year.
The Home Run Derby came down to the wire between Dylan Dias and Malia Kahoalii. Dias ripped a pair of Dingers in the Final to earn the title of “Home Run Champ”
Whitman American All Stars led by Coach Doyle then battled Whitman National All Stars led by Coach Tele. The players had some fun requesting their favorite Walk-Up Songs! Whitman National came out on top. The Minors also hosted an All Star Game and had some fun brother vs brother moments and all around fun times.
There was even the First Game of the Williamsport Tournament under the lights that featured Whitman-Hanson vs Cohasset. Will we see one of these teams on ESPN in August at the Little League World Series?!
A huge thank you goes out to The Little League Families, Sweetie’s Shaved Ice, Papa Gino’s, The Fans & The Whole Community that came out to make this a special night.
Hanson native uncorks a thriller
Hanson native uncorks a thriller
ByHANSON – Is Tim Wirzburger clairvoyant, or just an apt history student with the patience to see the value in a story idea that was worth countless rewrites?
About 15 years ago, the Hanson native began work on the idea for what became his first novel “In Plain Sight” [Palisade Media, 2022, 368 pages, trade paperback. ISBN#2370000893932] about a summer camp in western Pennsylvania with a sinister mission: hand-pick the teens to be indoctrinated into a group mentality toward a specific goal – for which some would be later selected for clandestine roles.
“Camp Bohr was supposed to be a normal summer camp: cabins in the woods, a beautiful lake, and dozens of teenagers just like Chris. However, strange things begin happening almost immediately – and Chris seems to be the only one who’s noticing,” Wirzburger writes on his website timwirburger.com.
Social media, the use of technology in such plots and other modern tools of politics and social movements also come into play, but any similarities to coup attempts, real or imagined, is purely coincidental, as the movie disclaimers read. But the novel’s fictional anti-government plot hinged to a date of Oct. 6 was not an attempt to reflect real events.
“I think we all know these kids,” Wirzburger said. “It’s supposed to be universal. … It’s not any political commentary. It’s a story, and I think it’s just coincidental that events in the last couple of years [mean] you might see some of that in there.”
The backstories of some characters and an ambiguous time period lend themselves to helping the imagination to wander into all kinds of scenarios.
“People have always said that something like this could happen,” Wirzburger said of the plot central to his story. “At the time I was first writing it, I was a teenager and I wasn’t plugged into anything political. I think the best books are ones that don’t have to live in a specific time, they can meet the reader whatever’s going on in their lives or in the world around them.”
He started it when he was about 17 and is now a 32-year-old digital marketing, living in Charlotte, N.C.
“It’s been about 15 years [in the writing],” he said during an interview with the Express during a visit home to see family.
What it definitely is, is a page-turner of a suspense yarn – and don’t ask, there will be no sequels to this story. Despite a suspenseful ending, he’s not planning to revisit Camp Bohr, the deep woods surrounding the fictional location in Pennsylvania, or the girls’ camp nearby.
When he began writing “In Plain Sight,” the TV show “Lost” and the film “The DaVinci Code” were both popular, and the plot twists and multiple storylines at work in both, appealed to Wirzburger.
“I never went to summer camp, believe it or not,” Wirzburger said. “But I like that idea and, looking back, I think it’s very similar to ‘Lost,’ in that the camp is like an island where it’s a controlled environment.”
If writers are told the best advice for writing is to write what you know, perhaps there are exceptions to that rule. While not having that summer camp experience for himself did present a challenge Wirzburger said creating those social interactions was fun.
“The suspense – I loved that, and I remember thinking I wanted to write something like that,” he recalls. “I kind of started outlining a story and would show a couple of friends, and it evolved a lot over the years.”
At times, he set the project aside for as much as a couple of years at a time while he was in college, studying history and communications at St. Anselm College in Manchester, N.H, working or just living his life in other ways. He wrote for the college paper and alumni magazine while at St. Anselm.
“Writing and history have always been two of my biggest loves, so there’s a lot ot both in there, “Wirzburger said. Each time he came back to it, the story still had its pull, even though he admits, whatever he had already written “wasn’t that good.”
“It sounded like a 17-year-old had written it, but the story was still good and I wanted to tell it, so I would start over,” Wirzburger said. Each draft still had its own technical problems, but the story itself kept getting better.
About a half-dozen years ago he took an online Masterclass.com course taught by novelist James Patterson. A commercially successful writer, Patterson taught a method of outlining that Wirzburger found the answer to what he needed.
“He talked about having everything in your outline – the plot, character arcs, if you think of bits of dialog, throw it in – and each chapter [would be outlined by] a full, meaty paragraph about what happens in that chapter,” Wirzburger said. “Then you can see all the pieces fit together.”
His outline for the 368-page book was 30 pages all by itself.
He also enjoyed writing the plot twists that keep the reader off guard.
Interweaving chapters about key characters’ origin storylines of service in Vietnam and the difficult return home, family dynamics and a police officer’s crises as all they stories merge together make for a real page-turner.
“I don’t know what it was about Vietnam specifically, or that timeline-wise it worked out,” he said. “I also like shows and stories that teach a little bit.”
Getting published was almost a story in itself, but after looking into the jungle of processes in the publishing world, he sent out 20 or 30 queries – “not that many,” he said – before deciding to self-publish.
“Lucklily, with my career, I have a background in marketing and digital marketing and I built my own website, I can do social media stuff and a little bit of graphic design, copywriting,” he said.
As for marketing the book, he has already begun plans to reach out to libraries, his college alumni and local bookstores. He has left a copy of “In Plain Sight” with the Hanson Public Library.
A book club in Hanover has also read the book and hosted Wirzburger for a Zoom-based discussion of it.
“They had such good questions, and I love talking about the character and the writing choices,” he said.
Wirzburger is currently working on the outline of his next book, a suspense story he will only say has a more adult story line as teenagers try to save the world from Russians and monsters.
“If this book is Netflix, the next one will be HBO,” he said.
Stay tuned.
Soccer plan gets ‘yellow carded’
WHITMAN – While encouraging Town Administrator Mary Beth Carter to continue exploring Select Soccer’s proposal for a youth soccer field complex at the Camp Alice Carlton property, Select Board Chair Dr. Carl Kowalski agreed with a resident’s request that the process slow down while a committee is formed to explore other options.
After Town Meeting, the town had agreed to continue analysis of the Carlton property, Carter reminded the board, pointing out that meant continuing surveys of the Whitman and Rockland parcels in order to determine if the matter should be pursued further. Carter stressed that she was not presenting a proposal, only seeking board consensus to direct her efforts.
“We are still awaiting the results of the Whitman tract,” she said, noting she, Assistant Administrator Kathy Keefe and former Town Administrator Frank Lynam met with Select Soccer’s owner, reviewing the results of the Rockland land. “The survey they had done reveals areas of wetlands that would limit what could be developed in Rockland.”
Select Soccer is still interested in the property, but there is still a question as to whether it can be used for soccer fields will depend on the Rockland Conservation Commission.
It might also depend on potential opposition from a group of Whitman residents who question whether that use is in line with the intent of the Carltons when the property was bequeathed to the town.
Select plans to lay out soccer fields, but they also mentioned walking trails around the property which would be open to the public and connecting to the Whitman parcel – one of the uses opponents preferred.
Carter suggested if the soccer facility was something Whitman would consider, a long-term lease of the Rockland property to Select Soccer would permit the town to retain land ownership while providing revenue that could improve the Whitman parcel for recreational use.
Carter was seeking a consensus from the board on whether to continue exploring the option, but the four board members present were divided – Laura Howe and Shawn Kain saw merit in the opponents’ objections, while Kowalski and Vice Chair Dan Salvucci favored continued exploration of the Select Soccer proposal. Member Justin Evans was away on vacation.
Pine Street resident Eric Joubert voiced objection to the proposal as counter to the Carlton family’s intent when the land was bequeathed for recreational purposes.
“You think putting a commercial business on that land is what the family planned?” he asked.
Salvucci said soccer fields were recreational, but Joubert objected to the fields benefitting a commercial business. He compared it to baseball fields already in place in Whitman because families pay a fee for their kids to play in Little League.
“They’re not putting up buildings and they’re not restructuring the land,” Joubert retorted about the baseball fields. “How are you going to level [the Carlton property] for fields without doing major damage to the forestry area?”
He warned it would destroy woodlands and noted that the natural purpose of trees is to clean carbon dioxide from the air and produce oxygen – and people enjoy hiking in the area. A 1988 plan had outlined using the forest area on the property as green space, with a Girl Scout camp tying into it.
“I think the potential of the town [using] it as greenspace, as the family intended, would be a much better option for the future of the town,” Joubert said. “We could have a committee and we could work on it.”
“I 100-percent agree with you,” Howe said. “I hope, maybe, we can figure out a way to do that, because Peaceful Meadows is now, obviously moving on and I respect that, also there is a lot of other land being donated for different things, and we don’t have a lot of greenspace.”
She said wildlife is also running out of habitat because of that trend.
“I just saw land sitting there unused, and thank you for enlightening me,” Salvucci said. “I didn’t realize people were walking there.”
Kain said Joubert had changed his mind.
“You certainly won me over,” he said. “[Keeping] this either open space or conservation, greenspace, it is really what I would like to see happen with it.”
Carter said she had not yet seen specific plans, but synthetic turf fields, hard court and a small playground area and a parking area had been discussed by Select Soccer. She said the only intent at this point was to explore the issue further.
Joubert said the proposal seemed like it was being “pushed through rather fast” and did not pass the “smell test” with him. While Kowalski challenged the suggestion that the Select proposal was being rushed and agreed that a committee could be formed while the exploration of Select Soccer’s proposal continued.
“There’s been a big time out on that,” Kowalski said.
Resident Gloria Knox also argued that the Carlton’s intent was to provide an opportunity for young people to “get into nature” and enjoy the recreational opportunities provided by the properties.
Peaceful Meadows headed for auction
WHITMAN – Peaceful Meadows is slated to go under the auctioneer’s gavel for sale on Tuesday, Aug. 29 – and that prospect has been the talk of the town, and beyond for several days.
Real estate sales firm JJ Manning Auctioneers of Yarmouthport, has been contracted to hold an auction of properties owned by Peaceful Meadows along Route 18 (Bedford Street) in Whitman. The properties are at 67, 81 and 94 (lots 1 and 2) Bedford St.
“After many successful decades in business, beginning in 1962, the family has chosen to divest of these valuable assets through auction,” the firm’s website described the reason for the sale, further stating that the properties will be “offered individually and in the entirety to the highest bidder, regardless of price.”
JJ Manning President Justin J. Manning, said no other property the firm has handled before has engendered so much interest.
“I’ve never seen our Facebook [page] blow up like I have with this property,” he said. “I think between Friday and right now, we’ve had more than 350,000 hits on this. It’s absurd. It dwarfs anything that we’ve ever listed – there’s a lot of passion about this one.”
Two others running close behind were Foxboro State Hospital and a Nashua, N.H. rectory of the Sisters of Mercy.
Manning said he met with the three sisters who are the owners/decision makers of the property.
“At this point, they have worked really hard to continue the legacy that their parents started, and have been very proud of and have done well by it and [they] understand the following that has continued to provide a nice living for their family,” Manning said. “At this stage in their lives, they’re all very ready to move on. No one wants to continue running the business and [they] have other life expectations at the moment.”
A call for comment directly from the ice cream stand business phone on Tuesday was unanswered..
Select Board members Justin Evans and Dan Salvucci said, while they didn’t know the particulars of the sale, Whitman’s Facebook pages have been filled with conversation about it all weekend.
“They want to retire,” Salvucci said. “That’s a lot of land down behind there.”
Town Administrator Mary Beth Carter recalled that her first job was at Peaceful Meadows, but stated that the town has not received official notice of the sale.
“Once the Town receives official notification of the impending sale of the properties it will review and consider its options,” Carter said in a prepared statement Tuesday. “We are so sorry to see Peaceful Meadows close and we thank them for the many years they have operated their business here in town.”
Carter said the assessor was visiting Peaceful Meadows on Monday, because it is agricultural land and the town wants to make sure it is coded correctly.
“Peaceful Meadows Farm has been a Whitman landmark since 1920, with the Hogg family opening Peaceful Meadows Ice Cream in 1962. The news of the upcoming auction of the multiple Peaceful Meadows properties in late August has been a topic of conversation among residents since the news was announced,” Carter stated. “The Hogg family has provided delicious ice cream treats as well as many other dairy products and baked goods which have been sold at their dairy store. Peaceful Meadows Ice Cream has been an iconic family destination for so many Whitman residents as well as residents from many surrounding towns. The Town has not received any formal notification since the news was announced late last week.”
The land is described as: “four assessor’s parcels on Bedford St. (Rt. 18):
- Sale 1: 94 Bedford St. (Lot 1): Ice Cream Stand k/a “Peaceful Meadows Ice Cream” w/ barns, home/offices, Equipment;
- Sale 2: 94 Bedford St. (Lot 2): 55+/- acres of agricultural land;
- Sale 3: 67 Bedford St.: a single family home; and
- Sale 4: 81 Bedford St.: a two-family home.
A final plan concerning how the property components will be sold will be forthcoming, but Manning said there are, indeed, four components.
“It’s too early right now for me to tell you exactly how it is going to happen, but I can tell you that there will be at least four rounds of bidding for those four different components,” he said, indicating there is a possibility of combinations of properties.
The website stipulates that pre-auction offers must be tendered on a signed JJManning approved purchase and sale agreement and accompanied by a 10 persent certified deposit in certified or bank check or by confirmed wire transfer in order to be considered.
Up to a 2 percent Buyer’s Broker Commission is offered with a mandatory 24-hour broker pre-registration.
A viewing date of the properties up for auction is scheduled for 11 a.m. to 1 p.m., Tuesday, Aug. 22 with the auction slated for 11 a.m. Tuesday, Aug. 29.
Manning said that some sales use the term “highest and best” for choosing” a buyer.
“In auctions, there’s only highest,” he said. “Ultimately, everyone is bidding under the same terms, everyone is bidding using the same purchase and sale agreement, so it only comes down to who’s the highest.”
He did say interest has been strong already, with similar ice cream companies, agricultural companies showing intertest since the posting on June 6 or 7.
“For those who have been hoping it will continue on as Peaceful Meadows ice cream, that’s only going to apply if the high bidder has that intent,” Manning said. Buyers who have a kennel, equestrian or landscaping-related business would be free to make their own business decisions after purchasing the property.
The ice cream stand/dairy farm are only one component of the sale.
“It depends on who is the high bidder, and it could be a different type of business,” he said.
Manning said his firm has a “basic outline” for how the sale will happen and they are working with the sellers’ attorneys to make sure everything is done properly.
“When a property’s been in the hands of a family for so long, it’s almost like it has no history,” he said. He likened such a situation to the sales they had handled of Lakeville and Foxboro state hospitals, where deeds were hand-written.
“You just want to make sure there’s nothing that’s going to interfere with having a clean, straight-forward closing and clear title,” he said. Then further information may become clear. There may be financials regarding the ice cream shop that will be available to potential buyers willing to fill out and sign non-disclosure agreements.
He said there he understands there is also a recorded subdivision plan that is expected to show how the ice cream shop and dairy barn are divided from the 50+ agricultural acres.
“This is just some pieces that we don’t have,” he said. When more information is available, it will be posted on jjmanning.com.
JJManning Auctioneers has been engaged in the marketing and sale of high-end commercial and residential real estate at public auction throughout the U.S., with a focus on New England. During this period, the firm has conducted over 16,000 auctions totaling more than $5 Billion Dollars for private individuals, corporations, estates, financial institutions, attorneys, builders/developers, government agencies and others.
Private ways and pond management
HANSON – Acceptance of the private road known as Alden Way must go back before Town Meeting to clear up an issue regarding an amendment to the acceptance plan, Select Board told a number of the private roadway’s residents attended the Tuesday, June 27 meeting.
Residents at the May 1 Town Meeting voted to accept Alden Way among a list of private roads as public ways.
“In taking that next step to doing the takings that we need to do in order to make sure that we’ve got access to those properties to do the things that we would need to do as a public way, we’ve run into some technical difficulties,” Chair Laura FitzGerald-Kemmett said of the citizens’ petition for the May Town Meeting.
Jane Medeiros oan associate of Town Counsel Kate Feodoroff, said the Town Meeting vote did not reference one or more of the correct plans.
“I’m not sure if they layout vote of the Select Board [knew of an amendment made to that plan],” Medeiros said. FitzGerald-Kemmett stated they had not known.
“This is a technicality,” FitzGerald-Kemmett said. “It is a technicality that we intend, as a board, to correct at the next Town Meeting. … We cannot unilaterally decide to do that. Anything having to do with public ways, or takings, or any of that, all have to be decided – as it should – by Town Meeting.”
FitzGerald-Kemmett said Feodoroff wanted the board to inform the residents they are aware of the issue, and that they intend to place, as a Select Board article, on the October Town Meeting warrant.
“It’s good that the missing plan was noticed right away and will be corrected promptly,” Medeiros said, explaining that residents should want to avoid a situation years, from now, when a surveyor might go out to check property lines only to find “what’s on the ground is not in the layout that was approved by the town and recorded.”
“My understanding is, what was approved is not exactly where the road is,” she said. “There was a modification.”
“Your plans are fine,” FitzGerald-Kemmett said of one resident’s question as to whether modifications to the plan were properly made prior to Town Meeting. “But what isn’t fine is the article that was presented to Town Meeting – what we accepted were the old plans before those changes were made.”
Then as the law firm tried to figure out what needed to be taken as right-of-way from each of the respective homeowners, it was discovered that the lines of demarcation for the roadway were different from what Town Meeting vote on in May.
“Your deeds, your plot plans … are all accurate,” FitzGerald-Kemmett said. The resident further said residents were told there would be no land-takings.
“This has all been about land-taking,” FitzGerald-Kemmett said. “In order to make this road public, there has to be land-taking.”
“We’re trying to fix it for you, so it gets totally fixed.” Board member Ann Rein said. “If it’s not fixed totally right now, it’s going to come up again and again.”
Member Joe Weeks said that, by sponsoring the new article, the board can also make sure it is vetted prior to Town Meeting to ensure no more clerical errors are included. The board had no standing to vet a citizen’s petition before it went before Town Meeting in May.
In other business, pond management responsibility was discussed, stemming from a discussion at the Conservation Commission since its not in that body’s jurisdiction and is a town resource, Selectman Ed Heal said.
FitzGerald-Kemmett said it’s a “weird thing” as it is not a wetlands issue and there can be Board of Health components, too. While past town meetings have allocated funds for pond management, it does not seem there are clear jurisdictions for it.
“But it doesn’t seem there’s anyone whose sole responsibility is to manage the ponds,” she said.
Conservation Commission Chair Phil Clemons said he believes it is true that most Hanson residents like the fact that there are so many ponds in town.
“I think it’s also true that we can’t trust the ponds, lakes or whatever term you wish to use, just to take care of themselves and be fine,” he said. “There’s too many people, having too many impacts over too many years and decades for that to be true anymore.”
Water quality, largely affected by plants, are issues that have been addressed in different ways by area communities, with Hanson mostly been paying attention to what has been done elsewhere.
“We’ve had the luxury of not having to do a whole lot, but we think those days are pretty much past,” Clemmons said.
Since the Wetlands Protection Act and Rivers Protection Act, the work load of Conservation Commissions and agents has increased.
“Despite our ambitions and things we actually have done in some cases already it probably is not realistic to expect the Conservation Commission to also assume pond management.”
He suggested it might be time to look at things done in other communities, with the need to build up a methodical approach, comparing it to the way a physician analyzes the symptoms of illness.
“There definitely has to be interplay with the Conservation Commission,” FitzGerald-Kemmett said to Clemmons’ agreement.
She asked Town Administrator Lisa Green to think about the issue and think of ways the town might address it and organize around it, reporting back in the fall.
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