Detailed Site Information

CDM working with the Town of Walpole’s Brownfields Committee began the site selection process by listing all commercial/industrial zoned properties within the Town of Walpole (roughly 600 sites). This initial site list was provided by the Town Assessor’s office with the objective of including every commercial/industrial property in Town, so that all potential sites were considered from the start. By starting with all commercial/industrial properties, CDM and the Brownfields Committee felt that no one site would be unfairly included or excluded from the process. This initial site list was narrowed to approximately 185-vacant/mixed use and/or under utilized sites based on removal of actively utilized sites and other input from the Brownfields Committee. The initial site list was further refined to the 25 potential Brownfields properties listed below based on input from the Brownfields Committee and CDM.

Following our March 8, 2000 public meeting and comment period, CDM worked with the Brownfields Committee to evaluate, rank and select the final list of seven Priority Sites for further consideration (see list below). The Town developed and sent a registered letter to each property owner explaining the Brownfields program and asking them to meet at Town Hall to discuss the project and the potential for their property to be assessed and "redeveloped or further developed in the best interest for the Town". A memo summarizing the results of these meetings is provided below.

On June 20, 2000 the Brownfields Committee selected the three of the seven Priority Sites for participation in the Brownfields Assessment Pilot Program based on their potential for redevelopment and the owners willingness o participate in the Brownfields Program. The three priority sites were presented to the Walpole board of Selectmen for their concurrance and approval on Jul 25, 2000. The following three sites are now moving forward through negotiation and assessment process:

Central Business District (CBD) Parking Lot;
1901 Main Street; and
Cook Property (Route 1).

Detailed information and data sheets for each of these properties will be coming soon.

See List of Selection Criteria

Priority Sites

At the Brownfields Committee meeting on April 4, 2000 the properties listed below were evaluated, ranked and selected by the committee as priority sites for the Town’s Brownfields Assessment Pilot Program. The Town developed and sent a registered letter to each property owner explaining the Brownfields program and asking them to meet at Town Hall to discuss the project and the potential for their property to be assessed and "redeveloped or further developed in the best interest for the Town". Working with Robin Chapell and Gail Nixon, CDM met with the property owners to determine whether or not they wanted to participate in the program. The following is a summary of the sites and the results of the meetings/discussions with each owner or the owner’s representative.

There have been several meetings held with representatives of the CBD parking lot properties. The first meeting was held on April 4, 2000 between Gail Nixon, Bob Button and Mr. Frederick Giandomenico Esq. to discuss the Brownfields Program and the potential for the CBD parking lot properties to be assessed by the Town through the Brownfields Program. A second meeting was held on May 24, 2000 at Town Hall to further discuss the proposed parking lot and apartment configuration along with the potential to perform limited preliminary investigations (test pits) in order to develop an initial estimation relative to the nature and extent of potential subsurface contamination from the past use of the site as an oil storage/distribution depot. This meeting was also attended by Mr. Giandomenico along with adjacent property owners including Mr. Lorusso and the Musto family as well as the Town Administrator Mr. James Merriam and Selectmen William Maloney, and Selectman candidate Mr. Clifton Snuffer.

At this point approval has not been granted to perform any preliminary investigations or site assessments.

2. 52 School Street (Ingersoll-Dresser) (Map No. 26, Block Nos. 238 – 241)

On April 24, 2000 Bob Button spoke with Mr. Adam Kahn Esq. with Foley, Hoag & Eliot representing the site owners. The site is now being addressed through the MCP process with a Phase 1 (or initial site assessment) submitted to DEP in December 1999. We discussed the ongoing Phase 2 assessment activities as well as the results of previous investigations. At this point they are moving through the assessment process on their own and Attorney Kahn did not think that a meeting with the site owners would be beneficial because they are a "solvent company" that won’t allow the property to be abandoned". In addition, they have already moved past the assessment activities that the Brownfields program would cover.

On April 25, 2000 Gail Nixon and Bob Button met with Mr. & Mrs. Arthur Cooke to discuss their property on Route 1 (a map of their property was provided for our records). The site is comprised of 2 parcels totaling approximately 7.5 acres with wetlands on roughly 4 acres in the back of the site according to Mr. Cooke. The Cooke’s son currently operates a "successful" ATV and snowmobile repair and accessories business on the property and he wants to remain in operation.

A 21E Site Assessment was done on the property roughly 5 years ago and there were 2 areas of concern – a small area of petroleum in the front (from old tanks) and another area in the back of the property from septic operations. According to Mr. Cooke their consultant determined that "no reportable conditions" (to DEP) exist at the site. They have been approached in the past to sell the property, most recently by the adjacent Gatehouse development. However they have yet to come to agreement with anyone regarding sale of the property.

The Cooke’s were interested in further discussing the potential for their property to be assessed as part of the Brownfields program, however, they are not sure how much of the property they want to sell because their son wants to maintain his ongoing business.

On May 31, 2000 Gail Nixon and Bob Button met with Mr. Gerald Porter, the Environmental Health and Safety Manager for Tyco Healthcare (the current property owner). At that meeting the status of Tyco’s negotiations with the Massachusetts Bay Transportation Authority (MBTA) relative to their purchase of the site for an MBTA commuter rail parking lot. Mr. Porter stated that negotiations were ongoing with the MBTA relative to their purchase of the property and Mr. Porter indicated that the Brownfields program could not help the process. The MBTA was attempting to obtain Federal approval for reimbursement to purchase the property from Tyco and that was the primary factor affecting the sale and redevelopment of the property. An exchange of information relative to past investigations at the site was made and the results were discussed in general (previous investigations and DEP reviews have indicated that "No Further Action" is required at the site). Mr. Porter further indicated that Tyco would not be willing to sell the property without the MBTA development.

On June 16, 2000 Robin Chapell, Bob Button and Bill Swanson met with Mr. Victor Delmar to discuss the potential for the Brownfields program to help him with the assessment and redevelopment of his properties at 1901 and 2000 Main Street. Mr. Delmar indicated that he was very interested in the assessment and sale of the 1901 Main Street property and he was not interested in the assessment or sale of the 2000 Main Street site. He feels that the 2000 Main Street property is being fully utilized and it is generating rental income for him. Further discussions with Mr. Delmar and a potential buyer for the 1901 Main Street site are currently being scheduled.

This site has been purchased by a private developer who is currently performing remediation and demolition activities at the site. Therefore, this site will not require assessment under the Town’s Brownfields program.

The Brownfields Committee continues to explore the potential to develop a golf course on several Brownfields sites along Route 1A. A primary focus of the pilot program has been the 1901 and 2000 Main Street sites that could be linked with several other adjacent properties in order to develop a site that is large enough to accommodate a potential 9-hole or 18- hole executive golf course. See a proposed potential 9-hole layout below.

The Brownfields Committee presented its plan to further evaluate these sites to the Board of Selectmen during a June 12, 2001 presentation. Following this presentation, the Committee received the Selectmen's approval to continue to explore potential golf course redevelopment alternatives for this area. Based on this approval, the Brownfields Committee prepared a letter to potential golf course developers in order to determine their level of interest in pursuing this project and soliciting their input relative to the potential success of the project. A copy of the letter is provided below. If you have any suggestions for this project, please contact the Brownfields Committee using the contact information on this sites home page.

September 17, 2001

Name
Company
Street Address
City/State/Zip

Dear Golf Course Developer:

The Town of Walpole, Massachusetts is currently completing a U.S. Environmental Protection Agency (EPA) Brownfields Assessment Demonstration Pilot to identify, assess and support redevelopment of Brownfields sites in the Town of Walpole. We have included two project Fact Sheets describing the pilot program and the activities completed to date for your information. As a result of this program the Town, through the Brownfields Committee, has identified several potential sites that are candidates for site assessment, remediation and redevelopment including a compilation of sites (see attached map) that have been identified as a potential location for a golf course development. The objective of this letter is to determine your level of interest in pursuing this alternative and to solicit any suggestions you may have to make this project successful.

To date we have developed a conceptual layout and memorandum identifying potential redevelopment issues for the site (see attachments). In addition, we have initiated discussions with a real estate market analyst who has indicated that this proposal warrants further evaluation. The Brownfields Committee has also met with a golf course architect who provided input relative to layout and development alternatives. We have included much of this information for your consideration.

Please review the attached information and contact myself at the number above or our project consultant, Mr. Robert Button, Camp Dresser & McKee Inc., (860) 527-2742 if you are interested in discussing this project further. We look forward to your potential interest in this project.

Regards,

Robin L. Chapell, R.S., M.S. Brownfields Committee, Co-Chair

Camp Dresser & McKee Memorandum

To: Bob Button
From: John Kissida
Date: February 5, 2001
Subject: Walpole Brownfields Site - Golf Course Potentials

I have reviewed the parcel list identified by Dick Bonz from Bonz/Rea, Inc. Real Estate Advisors in his January 22, 2001 memorandum and offer the following relative to golf course potential for the site. Bonz/Rea, Inc. identified 14 parcels with a total acreage of approximately 108 acres. The general rule of thumb for a regulation 18-hole golf course is 120 to 150 acres, including support facilities like parking, club house, maintenance facilities, etc. Of the parcels noted, several contain wetlands, reducing development potential of the site by almost 15 acres, thereby reducing the site size to approximately 90 acres. The site also contains a large wetland among its northern border placing a significant portion of the site within the jurisdiction of the Conservation Commission. The irregular shape of the site also creates some unusable land areas since holes must be routed in a logical sequence with reasonable distances between holes. The limited topography of the majority of the site and lack of trees on a large portion of the parcel will create a very open course requiring additional spacing between holes to improve user safety and create a desirable course layout.

Although an Executive Course or Par 3 Course containing 18 holes might be possible on this site, a regular 9-hole course with full driving range would appear a better use of the land and preferable approach. A regulation 9-hole course would utilize 60-70 acres and a full size driving range typically requires 10-12 acres, the extra acreage could allow for the additional spaces between holes, buffer areas along roadways as well as potential additional practice areas to be utilized for golf training. In addition, new DEP Stormwater Guidelines might also need to be addressed. A regular 9-hole golf course has less tee and green complexes, reducing development costs and could increase demand for golf carts, which is a revenue generator, over an Executive Course with flat topography which is more walkable. A regulation 9-hole golf course can also charge higher fees and a golf range generates significant revenues.

The surrounding wetlands and potential contaminated subsoils may require import of more soils for raised tees and greens and golf course shaping. In excess of 100,000 cubic yards of material might be anticipated to create golf features with an added cost to the golf course development.

The site offers some advantages for golf course development including its location on Route 1A, thus increasing visibility, the relatively flat topography, unvegetated areas and reuse of a Brownfields Site could reduce environmental impacts and increase support for the golf course development. If the driving range and golf course parking/club house area can be located along the Route 1A frontage, impacts to residential properties would be minimized and the driving range could be lighted for seasonal night use, increasing the revenue potential for this site.

I have included a very simple schematic of a potential golf course, including driving range, club house and parking to illustrate the site's use potential. If the town is interested in pursuing this approach further, but is not interested in getting into the golf course business, they might consider an RFP process which would solicit proposals from golf course developers and operators, while paying the town an annual fee. This was done successfully in Plymouth with CDM's assistance. If you have further questions, please contact me.

Bonz / REA, Inc.
Real Estate Advisors
67 Batterymarch Street
Boston, Massachusetts 02109
Tel (617) 478-2090 Fax (617) 478-2099

Memorandum

From: Dick Bonz
To: Bob Button
Date: January 22, 2001
Subject: Golf Course Potentials, Walpole Brownfields Site Via: e-mail, fax

I have undertaken a preliminary reviewed of the feasibility of a potential golf course on the Walpole Brownfields site at the 1901 Main Street site and adjacent properties. This review consisted of identifying the parcels that likely would be needed, reviewing the tax assessments to form a preliminary estimate of the value of the properties, undertaking a preliminary financial assessment of feasibility, and undertaking preliminary discussions with the developers concerning the taking issues. I have been with the Town's outside counsel and expect to talk with their specialist in eminent domain tomorrow.

My findings are as follows:

1. The parcels likely to be needed for the golf course are somewhat more than discussed at our meeting. Currently, it appears that the following parcels would be needed:

2. The assessed value of the property is just under $1,625,000, and I have added a 25% contingency in estimating the acquisition cost, bringing the acquisition budget to $2.05-million. 3. The preliminary development analysis indicates that an 18-hole golf course would be a feasible undertaking. 4. As I have not been able to reach the Town's outside counsel that handles eminent domain, I do not have a response to my question whether the alternative of a judicial taking that I described at the meeting is feasible. In talking with the developer of the Post Office Square and their counsel, I learned that the process my not be available to jurisdictions other than Boston and Springfield with legislative approval. The process would involve the designation of an independent entity to legally act as the taking body. If legally permissible and feasible, this approach would allow the taking to be deferred until the cost of acquisition was known and the development entity was ready to proceed. Absent this alternative, the Town would be faced with the risks of a traditional taking. 5. I am assuming that the golf course would be developed by an entity that is independent of the Town and that the entity would assume all financial, development, and operational risks, including the cost of land acquisition. Given the location of the property, I believe that such an entity would come forward to create golf course that would be available to the general public. 6. The benefits of the golf course would include: cleaning the contaminated properties, protecting the wetlands, improving property values in the area, improving the attractiveness of the area, and enhancing the development potentials of other commercial properties along Main Street.

SITE NUMBER	ASSESSOR INFORMATION		LAND USE		ADDRESS	SITE OWNER	ADDRESS	CITY	STATE	ZIP	SITE DESCRIPTION	BUILDING TYPE	LOT SIZE (acres)	ZONING	ASSESSED VALUE
SITE NUMBER	MAP	BLOCK	CODE	DESCRIPTION	ADDRESS	SITE OWNER	ADDRESS	CITY	STATE	ZIP	SITE DESCRIPTION	BUILDING TYPE	LOT SIZE (acres)	ZONING	ASSESSED VALUE
1	20	1	3900	DEVEL LAND	EAST ST	RIVER PARK INC	1077 PLEASANT ST	NORWOOD	MA	02062	Vacant Land		2.06	B	$129,700
2	20	2	4420	IND LD UD	EAST ST	REVEREND REAL ESTATE TRUST	2 REYNOLDS ST	CANTON	MA	02021	Vacant Land		0.23	LM	$14,800
3	20	4	3400	OFFICE BLD	163 WASHINGTON ST	BIRD INCORPORATED	1077 PLEASANT ST	NORWOOD	MA	02062	Vacant Land		0.46	LM	$187,800
4	20	9	4000	FACTORY	WASHINGTON ST	HOGAN RUTH	153 EAST WASHINGTON ST	E WALPOLE	MA	02032	Outbuildings		0.92	LM	$45,500
5	25	160	4410	IND LD PO	ELM ST	KENDALL CO	15 HAMPSHIRE ST	MANSFIELD	MA	02048	Vacant Land		12.59	IND	$156,400
6	25	281	3100	RTL OIL ST	ELM ST OFF	VIANO MICHAEL TRUSTEE MMJ RLTY	48 HOMEWARD LANE	WALPOLE	MA	02081	Outbuildings		2.50	RA	$89,800
7	26	238-241	4000	FACTORY	SCHOOL ST	INGERSOLL-DRESSER PUMP COMPANY	200 CHESTNUT RIDGE ROAD	WOODCLIFFE LAKE	NJ	07675	Vacant Land		0.48	LM	$36,000
8	32	39	4400	IND LD DV	WEST ST	SANSONE ROBERT C	26 ALTON ST.	WALPOLE	MA	02081	Vacant Land		2.10	IND	$84,500
9	32	87	4410	IND LD PO	3 RENMAR AVE	USANCE INC	3 RENMAR AVE	WALPOLE	MA	02081	Vacant Land		0.89	LM	$17,400
10	33	20	4030	ACCLND MFG	ELM ST	HISTORIC REALTY LP	39 AVENUE C. P.O. BOX 8	BAYONNE	NJ	07002	Outbuildings		0.60	CBD	$87,800
11	33	28	3160	COMM WHSE	24 GLENWOOD	GIANDOMENICO EDWARD J TR & RI	40 FRONT ST	WALPOLE	MA	02081	Outbuildings		0.44	CBD	$110,300
12	33	29	3370	PARK LOT	973 MAIN ST	NORFOLK COUNTY TRUST CO	P O BOX 724	BOSTON	MA	02102	Outbuildings		0.15	CBD	$50,400
13	33	359	3370	PARK LOT	WEST ST	HISTORIC REALTY LP	39 AVENUE C. P.O. BOX 8	BAYONNE	NJ	07002	Vacant Land		1.77	CBD	$150,200
14	33	365	3900	DEVEL LAND	25 RIVERVIEW PL	CLEVELAND RICHARD & RICHARD JR	25 RIVERVIEW PL.	WALPOLE	MA	02081	Vacant Land		0.96	CBD	$127,300
15	34	52	4000	FACTORY	276 STONE ST	DELAPA ANTHONY F & JOANNE C	66 OAK STREET	WESTWOOD	MA	02090	Outbuildings		24.70	LM	$424,100
16	41	64	4400	IND LD DV	SOUTH ST	HANSEL GRANT	1167 MAIN STREET	WALPOLE	MA	02081	Vacant Land		2.28	LM	$125,700
17	41	151	3300	AUTO V S&S	1333 MAIN ST	TOBINS BARRY	155 FEDERAL STREET SUITE 1000	BOSTON	MA	02110-1727	Outbuildings		1.10	B	$81,200
18	45	48	4400	IND LD DV	1901 MAIN ST	DELMAR VICTOR	PO BOX 124	WALPOLE	MA	02081	Vacant Land		10.10	LM	$231,300
19	45	63	4000	FACTORY	2000 MAIN ST	DELMAR VICTOR	PO BOX 125	WALPOLE	MA	02082	Outbuildings		27.00	IND	$332,900
20	52	59	4410	IND LD PO	SUMMER ST OFF	WRG COFSKY REALTY TRUST	820 NEPONSET ST.	NORWOOD	MA	02062	Vacant Land		30.65	LM	$420,600
21	53	31	3900	DEVEL LAND	ROUTE 1	PALAZA ADAM A & EIBYE N	125 SUMMER ST SUITE 1201	BOSTON	MA	02110	Vacant Land		1.42	LM	$143,400
22	53	32	3910	POT DEVEL	ROUTE 1 OFF	COOK ARTHUR F & SYLVIA C	170 OLD POST RD	WALPOLE	MA	02081	Vacant Land		6.49	LM	$124,600
23	53	34	3900	DEVEL LAND	ROUTE 1	BRIASTEIM REALTY TRUST	P O BOX 9102 1 FOXHILL DR	SO WALPOLE	MA	02071	Vacant Land		2.97	LM	$212,800
24	54	21	3900	DEVEL LAND	ROUTE 1	FORTIER J. PAUL	PINE HILL PARK ROUTE I	SHARON	MA	02067	Vacant Land		4.55	LM	$101,100
25	54	23	4410	IND LD PO	PINE ST REAR	PERRY C WINSTON &	62 ELDER BREWSTER RD	DUXBURY	MA	02332	Vacant Land		11.00	LM	$26,200