PROJECT NARRATIVE FOR BRIDGEWATER CPA APPLICATION 10/5/11 (Revised per 10/6/11 CPC Vote) CALTHROP TRUST C.61A LAND ACQUISITION PROJECT PROPOSAL 1) WHAT IS THE PURPOSE AND SCOPE OF THE PROJECT? The project proposes Town acquisition of the +/-144 acre open space property situated on Cherry Street in Bridgewater, Assessor s Map 67, Lot 3, for conservation purposes with a conservation restriction to be held by the MA Department of Conservation and Recreation (DCR). This property is subject to C.61A 2) HOW DOES THE PROJECT PRESERVE OR ENHANCE BRIDGEWATER S COMMUNITY CHARACTER? Town acquisition of this land for permanent open space would preserve a significant natural and open space resource and provide public access for passive recreation. The natural resources this land possess are numerous and significant in preservation of rare species and diversity of ecosystems in the region. Most notable natural features and designations of the property include: National Wild & Scenic River: The property has over a mile of frontage on the Taunton River, New England s most intact coastal river, which was added to the National Wild and Scenic Rivers System in 2009. According to Wayne Klockner, director of The Nature Conservancy in Massachusetts, The Taunton River is the cornerstone of a 562 square mile freshwater system, providing essential services like water filtration, flood protection, and recreation to 38 towns. The designation requires the river be preserved in free-flowing condition and managed to protect and enhance its outstanding values. BioMap Core Habitat: This MA Natural Heritage & Endangered Species Program (NHESP) designation indicates areas that are most critical to ensure long-term persistence of rare species and diversity of ecosystems. Priority & Estimated Habitat of Rare Species: These NHESP designations are based on known geographical extent (Priority Habitat) and estimated geographical extent (Estimated Habitat) for state-listed rare species, both plants and animals. Living Waters Core Habitat: This NHESP designation is given to rivers and other water bodies that are important for protection of freshwater biodiversity. Biologists delineated Core Habitats for rare aquatic species and exemplary aquatic habitats. The Taunton River is designated as a Living Water Core Habitat. 1830 s Forest Land: Bridgewater is one of the towns which mapped lands in forest in the 1830s as mandated by the Legislature. The NHESP designation of 1830 s Forest Land indicates possible remaining untilled forest, which have greater biodiversity than areas that have been tilled. The forest may have been harvested or pastured but the ground may not have been tilled... soil fauna and flora, micro-organisms, and plants including a variety of wildflowers contribute to the higher biodiversity. Vernal Pools: Thirteen potential vernal pools are identified on the subject land by the Massachusetts Aerial Photo Survey of Potential Vernal Pools. Per the NHESP definition, vernal pools are unique wildlife habitats best known for the amphibians and invertebrate animals that use them to breed. They typically fill with water in the autumn or winder due to rainfall and rising groundwater and remain ponded through the spring and into summer, then dry completely by the middle or end of summer. Zone II Aquifer Protection District: Approximately 1/3 of the property is within the Zone II district, which designates the area of the aquifer which contributes water to a well under the most severe pumping and recharge conditions that can be
realistically anticipated. Land use is controlled in the Zone II areas to protect drinking water. Open Space Linkages &Wildlife Corridor Protection: This property is located directly across the Taunton River from the Wyman Meadow Conservation Area and the Wildlands Trust s East Street property, which together with the subject land create a large swath of open land contributing to wildlife corridor protection. (Sources: Bridgewater Open Space and Recreation Plan, 2009, MassWildlife, www.mass.gov/dfwele/dfw/nhesp/nhesp.htm, and Bridgewater Zoning & General Bylaws) Although the project is proposed as an open space project, the land also has local historic significance. Historically known as the Childs Bridge Farm, the land is associated with the Hayward House, which was built c.1768 and sits on abutting land (map 67, lot 20)with frontage on Cherry Street. Evidence of a estimated pre-1880 s granite quarry is extant on the subject land. One of the owners, Mr. Harlow, ran a trout farm on the property until 1900. In 1910, Charles Perkins acquired the land. (Source: Massachusetts Historical Commission, Form B BRD.57) 3) WHAT IS THE COMMUNITY NEED FOR THIS PROJECT? This land acquisition would provide permanent protection of the natural and open space resources, listed in detail in the response to question 2, and would provide passive recreation opportunities for the community. The land is the subject of an approved open space residential subdivision 4) HOW DOES THE PROJECT ACHIEVE TOWN GOALS AND OBJECTIVES AS LAID OUT IN THE COMMUNITY PRESERVATION PLAN, COMPREHENSIVE MASTER PLAN, OPEN SPACE AND RECREATION PLAN, AND ANY OTHER RELEVANT DOCUMENTS? The project would achieve protection of land and conservation priorities identified in the Town s 2009 Open Space and Recreation Plan, as follows. Goal 2A To support the efforts of the Conservation and Recreation p.viii-2 Commissions to maintain the beauty of Bridgewater and its landscape, to provide varied recreational opportunities for all, and to increase general environmental awareness, and awareness/protection of the town s cultural and natural history Objective Acquisition of all or part of key riverside C.61A properties Goal 2B To create a town-wide linked open space system or network which p.viii-3 in turn could be connected, if feasible, to open space provided next to or near every neighborhood. Objective Acquisition/protection of all or parts of riverside C.61A properties possibly through fee-simple purchase or conservation restrictions in cooperation with groups such as the Trust for Public Land, The Nature Conservancy, the Natural Resources Trust of Bridgewater, or the Wildlands Trust of SE Massachusetts. Goal 2C To enhance and expand the river-oriented Conservation Park Land p.viii-4 System Objective Acquisition of river access at many key points. Objective Protection of a swath of streamside open fields and woodland on 61A land in accord with the C.61A survey through acquisition in fee or conservation restrictions and related actions. Goal 3A To protect environmentally sensitive areas, including the quality and capacity of the public water supply and preservation of riparian land along streams, lakes, and ponds, and to enhance and protect p.viii-6
wildlife corridors Goal 5A To protect varied upland and aquatic wildlife, particularly increasing p.viii-8 the fisheries productivity of water bodies, protecting vernal pools, and enhancing/protecting wildlife corridors. Goal 5B To enhance/protect wildlife corridors through creation of a linked p.viii-8 town-wide open space system. Objective Identification of [unprotected] gaps in wildlife corridors and means p.viii-8 of filling them such as protective acquisition of land in NHESP Priority or Estimated Habitat areas or in the BioMap Core habitats. Goal 6A To provide varied opportunities for organized and casual, sportsoriented and nature-oriented, upland and water-based outdoor recreation. p.viii-9 In addition to the above listed goals and objectives, the subject land is also specifically identified in the Open Space & Recreation Plan as a priority for protection: Because of prime location and mixed environment, land should be protected. 5) WHAT IS THE NATURE AND LEVEL OF COMMUNITY SUPPORT FOR THIS PROJECT? PLEASE DESCRIBE SUPPORT IN NARRATIVE AND ALSO ATTACH LETTERS OF SUPPORT. The town consideration of the project has been widely publicized and has been held in open public meetings including an informational meeting on July 28, public hearing on September 6, three meetings of the Town Council s Community and Economic Development Committee, and a meeting of the Town Council on October 4. Town Boards and Commissions as well as citizens have weighed into the discussions with a variety of viewpoints. Planning Board, Board of Assessors, and Town Manager have recommended not to exercise the option to purchase. Conservation Commission has recommended proceeding. Residents of the neighborhood and other residents have expressed support with verbal testimony at the various meetings listed above while others have recommended not moving forward with the acquisition. Letters voicing opinions regarding this project can be viewed at: http://bridgewaterdevelopment.wordpress.com/calthrop-trust-61a/ 6) IF THE PROJECT RELATES TO A PARCEL OF LAND, DESCRIBE THE CURRENT ZONING, PRESENT PROPERTY USE, AND POTENTIAL USE IF PROJECT IS NOT FUNDED. The property is currently zoned Residential A/B, which allows single-family detached dwelling units on 1-acre lots. The present use is primarily as forest land and some fields. If the project is not funded, the land will be subject to the approved 97-lot Open Space Residential Subdivision. 7) WILL YOUR PROJECT NEED ANY PERMITS? PLEASE DESCRIBE NATURE OF PERMITS AND INSPECTIONS REQUIRED AND SCHEDULE OF REVIEWS, IF POSSIBLE. The project is not likely to need any permits unless the town wishes to pursue, at a future date, locating walking trails/footbridges/boardwalks in areas subject to the Wetlands Protection Act. 8) ARE THERE ANY EXISTING USE OR DEED RESTRICTIONS ON THE SUBJECT PROPERTY? WILL THERE BE ANY DEED RESTRICTIONS AFTER PROJECT COMPLETION? There are no known deed restrictions on the subject property. The property would be subject to a Conservation Restriction held by DCR as a result of this project. 9) WILL CURRENT PROPERTY OWNER MAINTAIN OWNERSHIP? IF NOT, WHAT IS PROPOSED OWNERSHIP AFTER PROJECT COMPLETION? No. The Town would own the property.
10) DOES THE PROJECT INCLUDE PUBLIC ACCESS? PLEASE DESCRIBE. Yes. The property would be open to the public for passive recreation use. There are existing trails on the property and the public would be able to access the Taunton River. 11) WHAT MAINTENANCE RESPONSIBILITIES WILL BE REQUIRED TO SUFFICIENTLY MAINTAIN THE RESOURCE? HOW MUCH WILL ANNUAL AND LONG-TERM MAINTENANCE COST? WHAT ENTITY WILL BE RESPONSIBLE FOR THESE RESPONSIBILITIES AND COSTS? HOW WILL THIS REVENUE BE GENERATED? The following is advice JM Goldson received from the Wildlands Trust of Southeastern MA, a land trust that manages close to 1,000 acres of conservation land, regarding management of the land: The cost can be minimal depending on the expectations with regard to infrastructure. If the property will only have a small trailhead parking area with a kiosk and signage then I would estimate the entire cost at around $2,500 - $3,000. But remember that here at the Wildlands Trust we try to keep costs down by getting projects completed by volunteers and Eagle Scout candidates. An Eagle Scout candidate could build the kiosk as a project with donated materials and any bog bridges could be accomplished the same way. Signs could be put up by volunteers and the trails maintained on a seasonal basis by volunteers, as well. Monitoring can be done by a volunteer and having a few neighbors who keep an eye on the property and then report findings to keep issues from getting out of hand. Anyways, it should not be too costly to open a new Preserve if the community is involved from the start as volunteers. The only other cost which is an estimation is staff costs at an hourly rate for oversight, which can be as little as 20 hours annually multiplied by a fixed hourly figure. Jim Dehner Director of Stewardship Bridgewater s existing conservation areas are maintained by stewardship volunteers, including a stewardship leader for each conservation area who maintains trails and monitors the area on a regular basis. The Conservation Commission, who would have custody of any new conservation area, would be charged with creating a stewardship plan for the Calthrop Trust property, should the Town acquire it. 12) PROVIDE A PROJECT SCHEDULE SHOWING ALL MAJOR PROJECT MILESTONES AND SUPPORTING INFORMATION/EXPLANATION FOR THE PROJECT S ESTIMATED TIMELINE. INCLUDE ESTIMATED DATE FOR PROJECT START AND COMPLETION. If Town Council votes to exercise the Town s option to acquire the property, a notice must be sent to the landowner and recorded at the Registry of Deeds on or before October 12. With the notice, a Purchase and Sale agreement, executed by the Town, would also be submitted to the landowner. Once the landowner executes and returns the Purchase and Sale agreement to the Town, the parties would have 90 days to close. Prior to closing, all funding would be secured and necessary legal work, including title exam, would be completed. Upon closing, the town would accept a Conservation Restriction held by DCR. Added per Community Preservation Committee vote on 10/6/11 to recommend this proposal with the following condition: The town shall establish a Stewardship
Task Force to create a stewardship plan for this property that includes management and monitoring of the conservation area in addition to trail maintenance. 13) ARE THERE ANY SPECIAL ISSUES RELATED TO THE TIMING OF THIS PROJECT? FOR INSTANCE, IS THE PROPERTY AT RISK FOR DEVELOPMENT OR OTHERWISE THREATENED? This property is subject to C.61A, therefore the town is under a strict timeline to determine whether to exercise the town s option on or before October 12. Then, the town would have 90 days to close, per statute, as described in Question 12 above. 14) HAS THIS PROJECT OR A CLOSELY RELATED PROJECT PREVIOUSLY RECEIVED CPA FUNDING? IF YES, EXPLAIN. No. 15) WHAT ARE THE QUALIFICATIONS/EXPERIENCE OF THE PROJECT S SPONSORING ORGANIZATION? PROVIDE MISSION STATEMENT, EXPERIENCE OF THE PROJECT MANAGER, TRACK RECORD WITH SUMMARY OF SIMILAR PROJECTS COMPLETED BY THE PROJECT MANAGER AND BY THE SPONSORING ORGANIZATION. The Town Manager has recent experience with municipal acquisition of open space with the acquisition of the Keith Homestead in August 2011. In addition, the Town Manager has experience in his work with Plymouth County in a large open space conservation project involving the Wildlands Trust for Southeastern MA. BUDGET NARRATIVE 1) IDENTIFY ALL SOURCES AND USES OF FUNDS; CLEARLY DISTINGUISH AMONG COSTS TO BE PAID FROM CPA FUNDS VERSUS OTHER SOURCES OF FUNDING SOURCES: CPA $2.624M (WITH $800K REFUNDED BY F.PERKINS) CPA Admin $1K DCR $400K* WILDLANDS TRUST $350K THE NATURE CONSERVANCY $125K TOTAL $3.5M *Note: DCR funds would not be available prior to closing date; therefore the Wildlands Trust and The Nature Conservancy would pre-acquire the Conservation Restriction with private funds in the amount of $400k at closing and transfer the CR to DCR upon DCR s payment to them. USES LAND ACQUISITION* $3.5M CPA fund expenditure would be a gross of $2.625M for the land acquisition with at least $800k being refunded by F. Perkins, for a net CPA expenditure of $1.825M towards the land acquisition. *A deposit in the amount of $1,000 is requested from CPA administrative funds to fund the cost of the required deposit, per the terms of the purchase and sale agreement. DCR, Wildlands Trust, and The Nature Conservancy expenditures would be toward land acquisition in the total amount of $875k.
2) IDENTIFY HARD AND SOFT COSTS, CONTINGENCIES, LEGAL FEES, AND PROJECT MANAGEMENT (FROM CONTRACTED MANAGERS OR EXISTING STAFF) As described above, project costs would be for land acquisition and bond counsel. 3) WHAT ARE YOUR PROJECT COSTS BASED ON? OBTAIN WRITTEN ESTIMATES FOR PROJECT COSTS WHENEVER POSSIBLE, INCLUDE FINANCIAL ESTIMATES, COMPARATIVE ANALYSIS WITH SIMILAR PROJECT, ETC. a) NOTE: FOR ANY ACQUISITION OF AN INTEREST IN REAL ESTATE, PROPERTY VALUE WILL NEED TO BE ESTABLISHED BY THE TOWN THROUGH PROCEDURES CUSTOMARILY ACCEPTED BY THE APPRAISING PROFESSION AS VALID PER SECTION 5(F) OF MGL CHAPTER 44B. Land acquisition costs are based on the Purchase and Sale Agreement, dated May 20 th, 2011, between the Calthrop Trust (Seller) and Angelo D Emilia (Buyer) as submitted with Notice of Intent to Sell Property under MGL C.61A to the Town of Bridgewater, dated June 13, 2011. Appraisal, commissioned with allocation of CPA Administrative funds, will be completed by Friday, October 4 th as required by CPA statute (MGL C44B 5(F)) 4) DO YOU ANTICIPATE THAT YOUR PROJECT WILL REQUIRE THE TOWN TO BOND AGAINST CPA FUNDS? Yes. 5) HOW WILL THIS PROJECT LEVERAGE FUNDS FROM OTHER SOURCES? WILL THERE BE IN-KIND CONTRIBUTIONS, DONATIONS, OR VOLUNTEER LABOR? ARE THERE FUNDRAISING PLANS? Project would leverage $1.675M from private and state sources, as described in the response to question 1, above. The funds would be available at closing (see note in question 1 regarding timing of DCR funding and role of the private land trusts stepping in lieu of DCR in at closing).