Council Approves Master Plan for Winthrop Center:New Use for Old Middle School Essential for Area Rejuvenation

By Sue Ellen Woodcock

For the first time in decades the Town now has a master plan for the center business district that will serve as a road map for the center’s future.

Before the unanimous vote, the council heard from two professionals who worked on the plan with the town, Mike Wang of Form + Place and Amanda Maher, vice president of real estate at Mass. Development. Playing another huge roll in the creation of the plan was the Town Council’s Economic Development Committee and the Economic Development Citizens Advisory Committee. Members of the committee, as well as members of the Planning Board, Board of Health, the Transportation Committee and School Committee were also there the sport the plan.

“It was a good collaborative process,” said Town Council President Robert Driscoll Jr.

“We focused on the assets of the Center Business District, “ Wang said. “There is a tremendous opportunity to revitalize French Square.”

The master plan for the Center Business District and the old Middle School on Pauline Street contains suggestions on how to proceed. With the accepted master plan the Town will be able to pursue a MassWorks grant to pay for the infrastructure work currently being done in the center.

“The master plan is long overdue,” said Councilor Nick Delvento. “That section of Town has to be refurbished.”

The first part of the document covers some of the history of Winthrop such as the old hotels. Some other challenges the Town faces includes housing, urban design, transportation, infrastructure, climate change and seasonal fluctuations.

The plan makes it clear that whatever is done that Winthrop should retain the feel of a small and seasoned coastal community.

The plan addresses parking in the Center, finding that there is ample parking with 1,026 spaces on-street, public parking lots, and private lots. In the immediate center area, the study area there are 698 spaces.

Part of the plan, which is just for the center business district and not another part of town, is four schemes for the use of the old Middle/High School on Pauline Street. The four conceptual design alternatives show a range of redevelopment. The first scheme is the reuse of the existing middle school buildings. This would mean the town retains ownership of the building but would have to invest $1.5 million in bringing it up to code, a new sprinkler system, insurance, utilities, insurance and maintenance, and ADA compliance.

The next three schemes plan for redevelopment of the buildings.

The second scheme is a mixed use building adding the existing auditorium building and gymnasium.

The third scheme removes the auditorium and the classroom area, allowing for more flexibility. It would allow for up to 60 residential units, with room for retail, daycare or other commercial use.

The fourth scheme redevelops the entire middle school site with mixed use, retail and residential.

“Without a master plan there are so many things we can’t do like obtain grants and work with developers,” Driscoll said.

Councilor Russ Sanford said the master plan has been discussed for decades.

“The document is a roadmap,” said Sanford, who serves on the Economic Development Committee. “It’s about what’s going to happen to Winthrop.”

“We need development for new tax revenue,” said Councilor Rich Boyajian.

Councilor Heather Engman agreed the tax base has to be increased.

Betsy Shane, head of the Winthrop Chamber of Commerce, said it is important to keep moving forward.