GREENSBORO — Residents and community members came together for an informational meeting concerning the Rural Edge town hall redevelopment proposal, April 14. In addition to the select board, Executive Director Patrick Shattuck of Rural Edge was present to field questions about the redevelopment project.
As discussion progressed, many residents posed questions about wastewater and water systems for the project. Some asserted the current wastewater system utilized by the building will not be able to sustain a project of the proposed size. Others were concerned about potentially overburdening the fire department, and if the sprinkler system storage could deplete the supply.
Resident Davis Barnett asked “What is the approach for solving the septic situation? Because obviously, septic is ground zero.”
Select board member Tim Brennan responded, saying “Davis, the issue is under the purchase and sale agreement, solving wastewater problems is their problem. The property doesn’t transfer, ownership doesn’t transfer until they have all the permits in place. So they’ve got to get a wastewater permit with the state. And Patrick, not to put words in your mouth, I mean, this is not your first rodeo. I mean, you’ve dealt with septic problems in a lot of these properties that you have developed. There are solutions that go beyond these basic systems, there are more advanced technologies that will cost them more money. The property does not change hands until they have all those permits and financing, that is how this is structured.”
Shattuck also responded, saying while they did some initial feasibility, before they spend more money they need to know that there is an ability for the building to sell.
The organization has lots of experience with alternative systems, but more research is necessary according to Shattuck. “We need to dig into that before we spend more money because we’re a nonprofit, we’re charged with housing needs across the Northeast Kingdom and have lots of competing projects and not a lot of money just to spend for the sake of spending. We need to have some security. So, without that assurance, that the property would be available, we don’t have the ability and our board and partners agree with us that we shouldn’t spend any more money,” he said. Brennan added, “Under the P&S [Purchase and Sale Agreement] wastewater isn’t our problem. There are solutions that go beyond the basic systems. The property doesn’t change hands until all those conditions are met.”
Online participant Vince Cubbage was skeptical that the project could move forward without wastewater, before asking why select board chair MacNeil recused himself in regards to a separate wastewater proposal. Cubbage also asked about the operating budget for the proposed project. Shattuck responded first, “Yeah, I mean, budgets change all the time, our projects are underwritten and have to prove that they’re financially viable based on the assumptions. We’ve talked about large chunks of how our cost estimate came about, what we’re looking for and allocating for. We explained what the feasibility analysis was versus what is done for actual development. So I think I’ll leave it there.”
“Yeah, I kind of disagree with your characterization Vince, I mean, first of all, if you have any properties around the Northeast Kingdom that have been sitting there for years? Is it good for Rural Edge to have those expenses, taxes?” said Brennan. He then called attention to section 16f of the P&S, which read “If for any reason, not the fault of either party, the housing project contemplated in this P&S agreement cannot go forward as contemplated, then the contract is null and void.” Brennan continued, “So obviously either party could intervene to litigate that. This contract is not about some property sitting there doing nothing for years, that is highly unlikely, and there are avenues within the contract to pursue that and fix that.”
“I guess I would also offer, you know, we have some funding committed. There is incredible pressure across the state for diminishing resources. Our funders are holding us, they aren’t going to stay on there indefinitely with a commitment, if we are not showing forward momentum. So we are under obligation to keep that funding and to bring it here, it’s not like it’s allocated to Rural Edge for any project. It’s for this project, for Greensboro.” Shattuck added.
Ellen Celnik then interjected, saying “I understand that an email was sent to the water department a long time ago that wasn’t responded to. I also sent an email to the water station and did not get a response. At some point that’s going to have to be responded to because of the state requirement.”
A Greensboro Water District representative stepped up to the mic, saying “I’m John Mackin, and I’m the water guy. You don’t get any responses until you get permits. You need total water, wastewater. In 2019 we redid the system and ran a line to the present town hall, adequate for the sprinkler system for that size building. I don’t think the line is big enough to do what you want to do, so you’ll have to blast and elevate an underground storage tank. Possibly the town will have to buy a ladder truck, for about a million dollars for fire protection.” Celnik responded to Mackin, “I have a question, I’m assuming that the water capacity supported the school when there were way more students, and now that there are not that many, does that water capacity just go away?”
Mackin elaborated, saying “In 2019, we replaced the whole system for three million dollars, such a quaint number now. The only reason you have the circus, the theater, fire house, the Greensboro garage sprinkler system is because we have that capacity. Now, it’s not an endless source. Who knows, we could have drought years and then we lose volumes because your pumps can’t keep up.”
Raymonda Parchment is a Hardwick Gazette reporter. She recently graduated from Vermont State University - Castleton with a Bachelor’s Degree in English. She is a strong supporter of freedom of speech, and the right to publish information, opinions, and ideas without censorship or restraint. She is a lifelong lover of the written word, and is excited to join the team as a staff member.
