HomeMy WebLinkAbout2018-10-04-CPC-min.exe Minutes of the Community Preservation Committee
Executive Session
Thursday, October 4, 2018
Parker Meeting Room
Town Office Building
1625 Massachusetts Avenue
4:00 PM
Committee Members Present: Marilyn Fenollosa (Chair); Dick Wolk (Vice-Chair), Charles
Hornig, David Horton, Jeanne Krieger, Joe Pato, Bob Pressman, Lisah Rhodes, Melinda Walker.
Administrative Assistant: Elizabeth Mancini, Gina Federico
Other Attendees: Alex Dohan, Conservation Commission; Carolyn Kosnoff, Assistant Town
Manager for Finance (Arrived at 4:09 PM), Wendy Manz, Capital Expenditures Committee
liaison to the CPC, Karen Mullins, Conservation Administrator, Phil Hamilton (Chair),
Conservation Commission, Lester Savage, LexHAB, Charles Wyman, Land Acquisition
Committee.
Ms. Fenollosa opened the meeting at 4:01 PM. At 4:07 PM, upon a motion duly made and
seconded, it was voted by roll call (9-0) to go into Executive Session under Exemption 6 to
consider the purchase, exchange, lease or value of real property and to reconvene in Open
Session; the Chair declaring that an Open Meeting might have detrimental effect on the
negotiation position of the Town.
1) Executive Session under Exemption 6-The CPC entered into an Executive Session to
discuss the acquisition of a parcel of land located in the Upper Vine Brook Conservation
Land Neighborhood. The parcel of land totals 5.09 acres and has two existing structures
on the property, a single family home with a barn attached.
Mr. Hamilton informed the CPC of ownership of the parcel. Mr. Hamilton explained that
the owner is in very frail health and lives in the house with 24-hour nursing care. The
heirs to the property are the nieces of the owner and will inherit the property upon her
passing.
The Conservation Commission has been in contact with LexHAB to determine if the
structures on the property are suitable for housing. Mr. Savage from LexHAB expressed
interest in both structures suggesting that the barn and the home could be converted
into two units creating a total of four residential units.
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Mr. Wyman, Land Acquisition Committee, discussed two independent appraisals of the
parcel. Each appraisal has a separate breakdown of conservation value and house value.
The first appraisal totaled $4,100,000.00(conservation value $3,300,000.00 and house
value $800,000.00). The second appraisal totaled $3,625,000.00 (conservation value
$3,030,000.00 and house value $595,000.00). The difference between the two
appraisals is $475,000.00. Mr. Wyman explained one reason for the difference is due to
appraisers using different comps. He also noted that both appraisers have 30 years of
experience. Mr. Wyman suggested that the Town take an average of the two in
determining its offering price. It was suggested that the purchase proposal should be
similar to the Wright Farm purchase.
The CPC questioned if the total requested would adequately cover the costs for
renovations, housing restrictions and legal fees. Ms. Mullins estimates that survey costs
and legal fees will be approximately$ 40,000.00. Ms. Kosnoff suggested that that the
project be funded through short term debt or financing.
The CPC questioned the Conservation Commission's priority of projects since the funds
requested are substantial. Conservation responded that this project has been their
highest priority for the last two and a half years and they are not aware of any possible
acquisitions in the near future. Mr. Savage suggested that students from Minuteman
Technical School be utilized on the project to help mitigate costs.
Mr. Hamilton confirmed it was the intent of the Conservation Commission to bring the
acquisition of the parcel to Special Town Meeting in November. A proposal was
presented to the sellers but the Town was still waiting on a response which was
expected in the coming weeks. Without a formal proposal from the Conservation
Commission or an exact dollar amount for the request, the CPC was unable to issue a
recommendation but informally endorsed the proposal, provided that additional
information be forthcoming.
After a motion duly made and seconded, the CPC voted in a roll call vote (9-0) to exit
executive session and return to open session to attend to the remaining agenda items.
The following documents were used at the meeting:
1) Upper Vine Brook Appraisal A
2) Upper Vine Brook Appraisal B
3) Upper Vine Brook Summary
4) Conceptual layout subdivision
5) Conceptual layout
6) Connectivity map
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Respectfully submitted,
Gina Federico
Administrative Assistant
Community Preservation Committee
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