Town of Sharon Sacred Heart Reuse Committee

Meeting Minutes of 10/27/10

Approved on 12/14/10

Sharon Community Center

Committee Attendees

John Davis. Chair	Jim Michaels - absent
Valeda Britton
Ed Keenan

Other Attendees

Anne Bingham

Alice Cheyer

The Sacred Heart Reuse Committee (“SHRC”) met on October 27, 2010, beginning at 8:00 p.m. at the Community Center.  Members present were: John Davis, Valeda Britton and Ed Keenan.  Also in attendance were Anne Bingham and Alice Cheyer.

The Town received two submissions in response to its Request for Developer Proposals regarding the Sacred Heart property (“RFP”): (1) a Proposal for Development from Cornerstone Community, Inc.; and (2) a Letter of Continuing Interest from B’nai B’rith Housing New England, Inc.  Both responses were timely submitted.

Mr. Davis recommended that the SHRC first evaluate each submission to determine whether it is complete – i.e., does it satisfy the General Conditions (Section IV), additional Conditions (Section VIII(G)), and Submission Requirements (Section V(A-O)) of the RFP?  If so, how does each submission score under the Matrix of Comparative Criteria (Section VI)?  The SHRC must also decide how to weight each Matrix category for scoring purposes.

Ms. Britton stated that, after comparing the RFP and Matrix with the Cornerstone Proposal, she found the latter lacking in detail.  Only two references were provided with the Proposal (not three), and evidence of financial ability was missing.  Mr. Keenan questioned the progress made by the developer since its representatives last appeared before the Committee (June 2010); he expected the developer to have more financial contacts by now.  Mr. Davis recognized that Cornerstone had met the requirements of the RFP by, for example, establishing relationships with the Higashi School and the Old Colony YMCA.  Questions remain, however, regarding both submissions, and numerous details are still lacking.  The Committee discussed inviting Cornerstone and B’nai B’rith to future meetings.  Mr. Davis recommended that the Committee involve the community and neighborhood in future meetings to provide the SHRC with additional input.

Section V of the RFP, Submission Requirements, states: “All proposals must include the following information.  The absence of any such information shall be deemed an incomplete filing.”  The SHRC began comparing the Cornerstone Proposal to the Submission Requirements in Section V (A-O).

A.  Description of Intended Use

Mr. Davis stated that, in his opinion, the Proposal includes five of the six requirements set forth in Exhibit A, at least to some extent, but does not include a “maintenance and custodial plan for buildings and grounds.”  Mr. Bingham questioned whether Zoning By-law, Article II, Section 2312(a), concerning “religious or educational purposes” as a permitted community service use, applies to residences, such as those proposed by Cornerstone.  Mr. Davis stated he did not know. He added that consideration must also be given to whether the proposed use qualifies as a “Dover Amendment” project under M.G.L. c. 40A, s. 3, which limits the zoning restrictions cities and town can enforce against certain religious or educational uses.

B.  Proposed Lease Terms

Cornerstone agrees to the minimum lease price of $10,000 per year, but looks to explore a discussion with the Town for “services-in-exchange,” without providing any details of such “services.”  Cornerstone also requests an “extended lease timeframe,” but fails to state for how long the lease should be extended.  Town Meeting must approve any lease term in excess of twenty (20) years.

Ms. Britton would like to see more detail of how Cornerstone arrived at the figures regarding the $450,000 cash incentive to be realized from the State for a 40R development.  Mr. Davis noted that the Proposal also contemplates proceeding as a friendly 40B project or LIP (local initiative program).               

Ms. Bingham noted that Eli Hauser listed in the Proposal as President of Cornerstone Community, Inc. (page 17), is also a member of the Sharon Planning Board.  He may have a conflict of interest.  Mr. Davis stated that he understood Mr. Hauser was taking appropriate steps to look into the possibility of a conflict.

C.  Statement of Qualifications

Cornerstone’s Statement of Qualifications appears incomplete, in that it is missing certain information requested in Paragraphs 4 (size of firm), 6 (finances), 7 (experience), 10 (qualifications for operation), 14 (references), and 15 (insurability).  Moreover, the fact that Cornerstone is newly incorporated raises an issue with respect to the General Conditions (Section IV), which states, in part, that the applicant shall have “experience and expertise in community-based development . . .”

D.  Statement of Environmental Intent

The Proposal does not include the required comprehensive Green Plan.  Cornerstone states that it will comply with the restrictions of the Water Resources Protection District, but offers only limited details.  Ms. Bingham stated that the Proposal does not adequately address wastewater.  This omission should be compared with the B’nai B’rith letter which mentions possible wastewater problems in using the site in compliance with the Town By-law restrictions applicable to the Water Resources Protection District.  Ms. Bingham cited a Haley & Aldrich report written in the 1980’s concerning the flow of groundwater in then area.  Mr. Keenan pointed out that engineering has changed considerably within the past 20 years.

Ms. Bingham stated that several proposed Cornerstone buildings may interfere with existing recreational uses at the site.  She envisioned the construction of one building to replace the existing structure.  She also believes the Proposal lacks sufficient detail regarding parking accommodations for users of the ball fields on East Foxboro Street.  Mr. Keenan stated that the ball fields are used only 200 hours per year.  All members agreed that some accommodation must be made for ball field parking and for local traffic concerns.  Currently, the site has 127 parking spaces.  Cornerstone proposes a total of 170 parking spaces.  Cornerstone also proposes eventually housing 64 residents at the site in 20-25 apartments, with a residential staff of 12-20 employees, and a recreational staff of an additional 8 employees.

The SHRC will meet again on Wednesday, Nov. 10, 2010, at 7:30 p.m.

The meeting adjourned at 9:15 p.m.