Wilber School Redevelopment Committee

and the Sharon Board of Selectmen

Joint Executive Session—September 18, 2006

Revised September 28, 2006

Approved Wilber School Redevelopment Committee—October 4, 2006

Approved Sharon Board of Selectmen—October 10, 2006

Approved for Release—October 29, 2007

WSRC: Michael Baskin, David DePree, Ed Hershfield, Bob Levin, Marcia Liebman, Joel Tran, Greg Waugh

BOS: Bill Heitin, Rich Powell, Joe Roach

Town Administrator: Ben Puritz

Meeting called to order at 7:45 p.m. by David DePree.

Liebman/Baskin moved to accept the minutes of September 11^th as amended; unanimously approved.

Proposals

DePree summarized ratings of proposals—Connolly and Frontier had highest ratings.

DePree stated that, according to Town Counsel, bidders can be interviewed or BOS can use interview as part of negotiation process. It was decided to send a list questions we had about each of the two proposals to the developers, request a formal response in writing, and invite the developers (one at 7:30 pm; one at 8:30 pm—half an hour each) to the next meeting.

• Questions for Frontier
• At present, the Town of Sharon has no plan to relocate town offices to the Wilber School site. Should the town accept your proposal and lease space at the building then what condition are the premises (shell space, fully built-out, etc.)
• If the Town elects not to lease space at the property as proposed by you, then what is the effect on the proposed terms and conditions?
• The Town is preparing to commence with removing asbestos and other hazardous materials from the building to include windows and roof. If awarded to you, when and how do you plan to fund and complete securing the building against weather conditions (new roof, close penetrations, etc.)
• What is the anticipated value of the project upon completion?
• Are you amenable to redesign of the new buildings proposed for the site that would make them more conducive with the streetscape? If so, please share your ideas with us.
• Given current zoning bylaws do you anticipate seeking zoning relief for your design and if so, what?
• The proposal lacked information on the developer and his/her experience in developing like kind projects as well as financial capacity to complete the project. Please address.
• Do you require tax credits to proceed with the development? If not, what is the source of equity and/or mezzanine capital?
• The Town is very concerned about adding nitrates to the groundwater through new development. Please discuss further the proposed septic system for the site.
• Questions for Connolly
• There is some question as to the size of building and uses proposed for the site. Please list square feet per use, floor and building.
• What is the average size of each residential unit?
• What is the impact on the project should you fail to obtain any or all proposed tax credits and subsidies for the development?
• The Town is preparing to commence with removing asbestos and other hazardous materials from the building to include windows and roof. If awarded to you, when and how do you plan to fund and complete securing the building against weather conditions (new roof, close penetrations, etc.)
• What is the anticipated value of the project upon completion?
• Are you amenable to relocation of the proposed library on the site?
• Given current zoning bylaws do you anticipate seeking zoning relief for your design and if so, what?
• The Town is very concerned about adding nitrates to the groundwater through new development. Please discuss further the proposed septic system for the site.

Tran reported that he spoke to Mark Mazur, who felt that a tax revenue stream cannot be projected, based on the information we have at this time. Baskin noted that all proposals are vague—that is the “nature of the game”. He cited consultant Stephen Crane, who had advised us to make the best judgment we could on the basis of the information we had. It is only in the negotiation process that the concrete details are established.

Tran calculated the Town’s annual tax revenue to be $15,800 for every $1 million in value increase on the site. That converted into an estimated $300,000-$350,000 annual taxes, putting the annual lease amount in a less prominent role than we had previously calculated.

Connolly had the least impact on the site, but provided less revenue in terms of lease price to the town. Baskin noted that, when measuring positives and negatives, it should not only be in dollars and cents. Heitin expressed concern about what the Town gives up by entering into any agreement.

Heitin clarified some affordable housing issues: If 25% of the apartments are affordable, all count as affordable. He stressed that more affordable housing is a top priority.

Community information

There was much concern about keeping the community informed and discussing their concerns, especially those of the abutters. It was decided to hold an information session after proposal selection but before negotiations begin, limiting discussion to non-specific generics. (DePree will contact Town Counsel to see if we can name the selected developer and how much information can be released without jeopardizing negotiations.) The focus of the meeting would be to say that the evaluation committee has identified a proposal and both they and the BOS want feedback before negotiations begin, so the Town’s needs can be better presented to the developer. It will be clarified that comments will be taken into account during the negotiation process, but negotiation is a give-and-take process, so not everything discussed at the community meeting will be part of the final contract. A concept design will be shown, but no hand-outs will be distributed. The BOS will be responsible for notifying abutters by mail and announcing the meeting on cable TV at their BOS meetings.

Schedule

Tuesday, Sept. 19—BOS will announce Wilber Site information session at their meeting and will start mailing process for notifying abutters. DePree will contact Frontier and Connelly, send them questions with request for formal written answers by our next meeting, and give them separate appointments for our next meeting. If they cannot come, they are to send the written responses, as a decision will be made that night.

7:30 pm, Monday, Sept. 25, Hearing Room, Sharon Town Hall—joint WSRC/BOS

meeting (executive session). At the end of this meeting, it is expected that a proposal will be selected.

8:45 pm, Tuesday, Sept 26—WSRC will formally present selection to BOS (name to be announced in open session, if Town Counsel approves). BOS will again invite community to Wilber Site information session.

TBA, Tuesday, Oct 3, Sharon High School Library—Wilber Site information session (as part of the BOS meeting)

Levin/Heitin moved to adjourn at 9:20 pm; unanimously approved.

Respectfully submitted,

Marcia C. Liebman