Redevelopment Plan - FinalREDEVELOPMENT AREA PLAN
SHERWOOD MILL PROPERTIES REDEVELOPMENT PROJECT
TOWN OF BERLIN, CONNECTICUT
BERLIN REDEVELOPMENT AGENCY
Approved: November 8, 2008
TABLE OF CONTENTS
A. INTRODUCTION Page 3- 4
B. OBJECTIVES Page 4
C. PROJECT AREA DESCRIPTION Page 4- 12
D. PUBLIC PURPOSE ACTIVITIES Page 12
E. REDEVELOPMENT REQUIREMENTS Page 13
F. DISPLACEMENT Page 13
G. FINANCING ACTIVITIES Page 13-15
H. STATE AND LOCAL REQUIREMENTS Page 15
I. DURATION OF APPROVED PLAN Page 15
J. SEVERABILITY Page 15-16
K. AMENDMENT OF APPROVED REDEVELOPMENT PLAN Page 16
L. LIST OF ATTACHMENTS Page 16
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REDEVELOPMENT AREA PLAN
SHERWOOD MILL PROPERTIES PROJECT
TOWN OF BERLIN, CT
A. INTRODUCTION
Redevelopment of the Sherwood Tool complex is a challenge for the Town of Berlin. The
property is an island of historic industrial property use in the middle of a residential area. The
primary building on the property is a century old mill with distinctive architectural features that
make it a local landmark. The property can also be described as a deteriorated, abandoned and
unsightly factory that is also a brownfields site since it has also been documented to contain
environmental contamination that requires remediation.
The Town's goal is to help stimulate the transformation of this large vacant mill and
industrial complex in a residential neighborhood into high quality residences in a manner that
respects the surrounding neighborhoods, mitigates environmental conditions and restores the
historic character of the mill buildings. Further the objective is to achieve this mission before the
mill is damaged by a fire or other calamity that creates a hazard to the neighborhood and makes
it more difficult to restore the landmark buildings.
Drastic deterioration and vandalism is a serious concern. With a large unoccupied structure,
many out buildings and access from the rear possible by stealth, the property must be considered
an attractive nuisance until it is redeveloped. The Town ordered the building boarded up as soon
as it became vacant. The previous owner started by boarding up windows on the first floor.
Vandals continued to break into the building and shoot out windows on the upper floors. When
the Police Department and Fire Marshal entered the building in response to vandalism there was
evidence that small fires had been set. Neighbors c~lled the Town on a regular basis to complain
about the activity of vandals because of a concern about crime in the neighborhood and a
concern of the potential calamity if the building caught fire. Then many additional windows in
the building were boarded up and other security measures were taken. Overt evidence of
vandalism declined but break ins continued. The building will not be secure and the
neighborhood threat will not be eliminated until the building is redeveloped. All of the problems
associated with the vacant mill will exist day to day regardless of market conditions, changes in
government redevelopment assistance programs, changes in environmental standards and other
conditions beyond the control of the Town and the property owner/redeveloper. Clearly the
current economic crisis will make the redevelopment more difficult. The key factor within the
Town's control is to act affirmatively through the redevelopment plan to provide incentives for
brownfields clean up to support the redevelopment of the Sherwood Mill.
The Plan of Conservation and Development for the Town of Berlin, adopted by the Planning
and Zoning Commission in July 2003, calls for preserving the integrity of existing
neighborhoods and the physical and architectural characteristics of historic sites. Goal #2, Policy
C on Page II-3 of the Plan specifically references the "Main Street complex by Paper Goods
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Pond" as a historic industrial structure that is a key feature of the Town's cultural landscape.
Goal #2 Policy D on Page II-4 states that the Town should encourage development in areas of
existing infrastructure. Goal #3, Page II-9 of the Plan states that the Town should, "find ways to
utilize sites that have already been subject to development in the past ... encouraging infill
development and brownfields sites." In addition, section IV A Commercial and Industrial
Development of the Plan does not identify this area as"Targeted Development Site" for purposes
of future economic development so its conversion to housing is acceptable under Plan. Thus the
redevelopment and restoration of the historic aspects of the building are in keeping with the
Town's plan. Since the Mill is multi-story and not configured for modern industrial use and in an
otherwise completely residential neighborhood, the redevelopment of the Sherwood Mill
Properties into market rate residential condominiums represents a strategic opportunity for the
Town of Berlin to implement the goals of its Plan of Conservation and Development.
To achieve this objective, the Town of Berlin shall undertake the redevelopment actions
specified in this Plan, pursuant to the powers granted to it under Chapter 130 of the Connecticut
General Statutes.
B. OBJECTIVES OF THE PLAN
The primary objectives of the Plan for the redevelopment of the Project Area are to:
1. Eliminate an unsafe and blighting condition caused by the presence of the vacant
Sherwood Mill in a residential neighborhood.
2. Stop the deterioration of existing structures and site.
3. Create new, market-rate residential units in Berlin;
4. Preserve the physical and architectural characteristics of the historic factory
building in the area;
Eliminate hazardous environmental conditions in the Project Area and stop the
migration of contaminants off site by leaching into the brook that flows into Town
property ; and
6. Reinforce and stimulate additional development in Berlin.
C. PROJECT AREA DESCRIPTION
1. Boundarv Description.
The Project Area is located within the Town of Berlin, County of Hartford, and State of
Connecticut. The Project Area shall consist of the real property known as the Sherwood Mill
properties, located at 1 Main Street (Map 8-4, Block 40, Lot 1) 0 Maple Street (Map 8-4, Block
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40, Lot 7) & 10 Main Street (Map 8-4, Block 54, Lot 1) in the Kensington section of Berlin.
This area contains approximately 7 acres and is legally described in Schedule A(Attachment 1).
The boundaries of the Redevelopment Project Area are also delineated on the Project
Area Map (Attachment 2).
The Town of Berlin reserves the right to modify the boundaries of the Project Area at
sorne future date. Any amendments to the Plan will be completed in accordance with Chapter
130 of the Connecticut General Statutes.
2. Present Use, Tvpe and Conditions of Structures and Site.
The Project Area consists of three parcels and contains one principal and multiple
accessory structures. The principal Sherwood Mill structure on the portion of the site south of
Main Street is a 1-4 story historic brick industrial building (built in 1893 - 1914) containing
approximately 106,000 square feet and located at 10 Main Street. The Sherwood Mill complex
accessory buildings consist of a large concrete warehouse structure of 29,872 square feet at 1
Main Street and four smaller ancillary buildings that are part of the south portion of the
Sherwood Mill complex at 10 Main Street. Significantly more than 20% of the buildings in the
project area are "deteriorated" or "deteriorating" with respect to a redevelopment area in that
the buildings contain one or more building deficiencies or environmental deficiencies, including,
but not limited to: (A) Defects that warrant clearance; (B) conditions from a defect that are not
correctable by normal maintenance; (C) extensive minor defects that collectively have a negative
effect on the surrounding area; (D) inadequate original construction or subsequent alterations;
(E) inadequate or unsafe plumbing, heating or electrical facilities; (F) overcrowding or improper
location of structures on land; (G) excessive density of dwelling units; (H) conversion of
incompatible types of uses, such as conversion of a structure located near family dwelling units
to rooming houses; (I) obsolete building types, such as large residences or other buildings which
because of lack of use or maintenance have a blighting influence; (J) detrimental land uses or
conditions, such as incompatible uses, structures in mixed use, or adverse influences from noise,
smoke or fumes; (K) unsafe, congested, poorly designed, or otherwise deficient streets; (L)
inadequate public utilities or community facilities that contribute to unsatisfactory living
conditions or economic decline; or (M) other equally significant building deficiencies or
environmental deficiencies.
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Buildinq Condition Assessment
Chart
10 Main 10 Main 10 Main
10 Main Street, Street, Street,
10 Main Street, Street, Buildings Buildings Buildings 1 Main
Condition Factor Buildings 1-6 Buildings 8 13 17 18 Street
Defects that Warrant
Clearance no yes yes no yes yes
Defects not
Correctable by
maintenance yes yes yes yes yes yes
Extensive Minor
Defects yes yes yes yes yes es
Y
Inadequate
Construction no yes yes no yes no
Inadequate/unsafe
plumbing, heating
electrical yes yes yes yes yes yes
Overcrowding/Improper
Location N/A N/A N/A N/A N/A N/A
Blighting buildings due
to Obsolete Building
Types yes yes yes yes yes yes
Detrimental Land Uses yes yes yes yes yes yes
Other significant
deficiencies including
environmental
deficiencies yes yes yes yes yes yes
Buildinq Condition Summarv Chart
Building Square Footage
Identification Square Footage Deteriorated Deteriorated
10 Main Street,
Buildings 1-6 106,000 yes 106,000
10 Main Street,
Buildings 8 1,595 yes 1,595
10 Main Street,
Buildings 13 9,600 Yes 9,600
10 Main Street,
Buildings 17 2,292 Yes 2,292
10 Main Street,
Buildings 18 9,000 yes
1 Main Street 29,872 no
Total 158,359 119,487
Percent of Total
Deteriorated ~So~o
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From the late 1800's, the Sherwood Tool properties were occupied by manufacturing
operations that were among the leading employers in the community. Sherwood Tool and its
sister company Sherri-Cup occupied the property from the early 1960's using the plants for the
manufacture of paper cups and lids and for manufacturing cup making equipment. In the mid
1980's the bulk of the cup making operation was relocated within Town to a new 100,000 square
foot facility on Old Brickyard Lane. In the late 1990's Sherri-cup and Sherwood Tool businesses
were sold to Sweetheart Cup. Sweetheart Cup continued to operate the Berlin facilities until it
sold the business to Solo Cup in 2004. Solo closed its operations at the site during December of
2004 and January of 2005. Therefore the site has been vacant for over 3 1/2 years.
The principal Sherwood Mill structure is in a deteriorating condition. It has been
unheated and without adequate bathroom facilities for more than three years, Leaks have
developed in the roof and windows and supporting casements require replacement. The structure
contains a significant amount of asbestos and lead paint. The principal Sherwood Mill structure
is also inefficient for modern industrial use because it is multi-story, narrow and has close
column spacing. The building's condition is far beyond correction through normal maintenance.
The exterior appearance of the structure highlights its need of major refurbishment and detracts
from the surrounding neighborhood.
The largest accessory building on the south portion of the Sherwood Mill complex at 10
Main Street is a 9,600 square foot old metal warehouse has a peaked roof. This structure is
beyond its useful life, has pealing paint and is not properly located on the land because it is 6
(six) feet from the house at 80 Main Street, close enough to cast a shadow. This out building
needs to be torn down.
The Sherwood Mill complex accessory buildings structures on the north side of the site at
1 Main Street are in good condition but they are surrounded by single family residences and the
former industrial use is no longer in keeping with the land use for the area.
The configuration of the Sherwood Mill is a significant obstacle for continued warehouse
or manufacturing use. The Mill was built in sections and building 1-6, 8, 9, 13, and 17 still stand.
In general the buildings are four (4) stories in height with the bottom floor partially below grade
on the north side. Buildings are long and narrow with close column spacing and limited ceiling
heights. Column spacing ranges from eight (8) to twelve (12) feet. Vertical movement of goods
within the building is accomplished by two (2) banks of freight elevators located on the south
side of the building. The heating, ventilating and air conditioning systems that exist in the
buildings are not up to modern efficiency standards. Approximately six hundred (600) old energy
inefficient windows (such as are still in place) further challenge the energy efficiency of the
complex for manufacturing or warehouse use. Together, the multi-floors, narrow floor plates,
limited capacity and inefficiency for vertical goods movement, energy inefficiency and tight
column spacing combine to make the facility functionally obsolete for continued manufacturing
or warehouse use.
The parking lot pavement is broken or absent in most locations. The accessory buildings
are also deteriorated and not viable for reuse (except for one wood frame building that will be
restored as meeting and exercise facilities for the condominium residents).
Another concern is the presence of rodents and the potential for the proliferation of
rodents on the site. The Planning and Zoning Commission has placed a condition on its approval
of the site that rodent control be done prior to disturbance of the site (in the construction
process).
Environmental assessments of the site have determined that soil under a substantial
portion of the 10 Main Street property is contaminated with hazardous substances. The
significance of the environmental contamination of the site as an impediment to redevelopment
cannot be overemphasized. Although the property was for sale from the time that it was vacated
in January 2005 and the previous owner knew that the site may have environmental
contamination it took nearly two years after the site was vacated for a Phase II Environmental
Site Assessment to be completed. It is unrealistic to expect that a buyer could be found for the
property if the extent of contamination was unknown. The proposed redeveloper CIL
Development of Kensington, Inc has stepped up at significant cost hired Fuss and O'Neill, Inc. to
do the further environmental investigations needed to understand the environmental conditions
of the site and the likely clean up cost. These investigations are still being reviewed by the
Department of Environmental Protection so there is no guarantee that added investigations will
not be need. In fact the Town of Berlin itself experienced a situation in which it bought a
property thinking that it was clean and DEP subsequently rejected the Form filing and ECAF
thus requiring years of added investigation and clean up at significant cost (Reference "Newman
Property" - Berlin Turnpike next to Sage Park).
'To summarize the environmental investigations to date, 23 Areas of Concern (AOC's) were
identified on the properties and assessed. Based on the results of Phase III investigations, 16
AOC's complied with the Remedial Standard Regulations (RSR's) of the Connecticut
Department of Environmental Protection (DEP) and required no further action. Releases at seven
AOC's required additional action and/ or remediation to achieve compliance. The specific
conditions requiring remediation at each AOC are summarized below:
• AOC 2: Stained Floors in Buildings
Impacted soil beneath Buildings 2, 3 and 4 exceeds the residential direct exposure criteria
and GA pollutant mobility criteria for ETPH, polynuclear aromatic hydrocarbons, and
lead.
~ AOC 4: Former Waste Oil UST, Building 16
Soil at this AOC complies with applicable RSR criteria; however, groundwater down
gradient from AOC 4 does not comply with the groundwater protection criteria for
chlorinated VOC's. In addition, sufficient monitoring has not been conducted to
demonstrate compliance with the groundwater volatilization criteria and surface water
protection criteria.
• AOC 7A: Pad- Mounted Transformer, Building 16
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Concentrations of ETPH released from the transformer (owned by CL&P) exceed the
residential direct exposure criteria and GA pollutant mobility criteria. PCB's were also
detected at concentrations less than applicable criteria.
• AOC 7B: Loading Docks
PCB's in surficial soil at loading bay 7B-3, located on the south side of Building 4,
exceed the residential direct exposure criteria and GA pollutant mobility criteria. Most, if
not all, of the release area is located under the concrete floor of the loading bay addition.
• AOC 7D Catch Basins and Yard Drains
No releases to soil from site catch basins and yard drains have been identified; however,
elevated concentrations of constituents of concern (ATPH, PAH's VOC's and metals)
were detected in sediment in the catch basins.
• AOC 16: Filled Area (also included AOC's 13 and 17)
Fill at the site exceeds the residential direct exposure criteria and the GA pollutant
mobility criteria for ETPH, PAH's, and metals.
• AOC 20.• Area South of the Mattabessett River
Arsenic, lead and PAH's in shallow soil( top two to four feet) south of the Mattabessett
River exceed the residential direct exposure criteria. The exceedences are associated with
fill that consists solely of coal and ash; therefore, the GA PMC do not apply.
After defining the pollution on the site Fuss and O'Neill, Inc. proceeded to develop a
remedial approach. The objective of the proposed remediation is to bring soil and
groundwater at the site into compliance with the RSR's in order to facilitate residential
development of the site. To achieve that objective and address the concerns associated
with the seven AOC's discussed in section 4.0, Fuss and O'Neill has developed a
remedial approach that includes the following elements:
• Engineered Control and ELUR- A combination of engineered control and ELUR are
proposed to address fill at AOC's 16 and 20 as well as releases beneath the floors AOC 2
• Natural Attenuation of Groundwater- Detected VOC compounds and trends in
groundwater VOC concentrations at AOC 4 are an indication that natural attenuation will
be effective in remediating groundwater
• Small-Scale Removal of Impacted Media- Minor soil/ sediment removal is recommended
to address/ prevent releases at AOC's 7A ( Pad Mounted Transformer at Building 16), 7B
(Loading Docks) and 7D ( Catch Basins and Yard Drains)
• In order to address fill that exceeds the residential direct exposure criteria and the GA
pollutant mobility criteria, Fuss & O'Neill conducted a remedial alternatives analysis.
The analysis concluded that the construction of an engineered control and recording of an
ELUR are the most technically and financially feasible remedial alternative. Because
proposed revisions to the RSR's could result in changed to how compliance with
pollutant mobility criteria is demonstrated, two remedial scenarios that employ a
combination of engineered control and ELUR were developed. Both scenarios addressed
impacted fill (AOC's 16 and 20 ) and releases beneath the buildings at 10 Main Street (
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AOC 2). Once the RSR's are revised, a decision will be made regarding which approach
is more appropriate.
The expected cost of remediation is $2.46 million dollars. This large clean up cost is a
major obstacle to redevelopment and long vacant mills throughout Connecticut are clear
evidence that government intervention is an important factor that can help overcome market
obstacles to stimulate the redevelopment of mill sites such as this. In addition, the contamination
poses a potential health risk to the surrounding residential neighborhood.
State and local governments in Connecticut recognize that abandoned mills present a
significant risk of fire and further environmental contamination. The Connecticut DEP maintains
an inventory of mills in part so that it will be positioned to respond to help protect life and safety
of firefighters and residents and the environment in the event of a fire. Dramatic and catastrophic
mill fires in Plainfield and Sprague dramatically illustrate this risk. For example, the Baltic Mill
fire involved a 16.5 acre site located on the northeast bank of the Shetucket River within the
town of Sprague. The Baltic Mill is listed on the National Register of Historic Places. The Mill
site was developed starting in 1890. The site was used for cotton and dye houses from inception
to closing of the textile operations in 1950. Subsequent to 1950 the property was used for storage
and small boat construction. 75% of the complex was destroyed by a major fire in 1999. The
primary remaining structure on the site is a concrete slab on grade building of 56,000 square foot
known as the "number 10 Addition" circa 1915. This four story granite walled structure has
wood floors and wood and metal support beams and structures are located at the eastern end of
the former Mill complex (main portion of the site). The building is about 200 feet long and 80
feet wide with no basement. As a result of the fire the roof has largely caved in and none of the
wood floors axe structurally sound. Significant environmental clean up of the site occurred
subsequent to the fire. EPA did an emergency clean up of the site subsequent to the fire and then
followed up with $2.3 million in additional clean up of the site between 9/00 and 5/O1. Post fire
clean up included demolition and removal of a 550 gallon above ground storage tank. The Town
is currently working with the United States Environmental Protection Agency to abate asbestos
containing materials in the number 10 addition. In summary more than eight years later and after
a multi-million dollar public investment in site investigation and clean up the Baltic Mill site is
still not fully investigated or remediated and an unsafe building shell stands in the center of an
overgrown fenced site in the center of Baltic Village. Berlin needs to act through the
redevelopment plan to avoid a similar catastrophe at the Sherwood Mill.
3. Present and Proposed Land Use and Zoni~.
The Project Area is currently vacant and unused, and has been for over 3%z years. The
last use of the property was for manufacturing purposes. The Project Area is zoned GI, General
Industry in keeping with its historic use. The boundaries of the redevelopment area are
coterminous with the boundaries of GI zone. As stated the project area is surrounded by single
family residential uses and zones. Under the provisions of Section XI D of Town of Berlin
Zoning Regulations, certain existing industrial and educational buildings (including the subject
properties) may be converted to other uses including residential uses. Section XI D of the Zoning
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Regulations was most recently amended by the Planning and Zoning Commission on January 10,
2008. No further amendments to the zoning regulations are proposed in this redevelopment plan.
The proposed zoning for the property is GI. The proposed land use is for the conversion
of the former industrial complex to residential use as provided in Section XI D of the Zoning
Regulations. The land use is to be in accordance with the plan for the project area as proved by
the Planning and Zoning Commission for the development of 72 residential condominiums in the
historic factory and 14 townhouse condominiums on the adjacent land (June 26, 2008 Planning
and Zoning approval).
From the date that the leases expired on the Sherwood Mill buildings in January of 2005
the Town worked cooperatively with the former owner, Sherwood Properties LTD to market the
properties for sale. The Town's goal was to transform this large vacant mill and industrial
complex in a residential neighborhood into high quality residences in a manner that respects the
surrounding neighborhoods, mitigates environmental conditions and restores the historic
character of the mill buildings. Further the goal was to achieve this mission before the mill is
damaged by a fire or other calamity that creates a hazard to the neighborhood and makes it more
diff cult to restore the landmark buildings. It was important that the property be redevelopment
as part of a unified master plan rather than having the mill renovated and the small island of one
story industrial buildings remain.
The restoration of most mill properties are difficult due to the cost of renovation and
conversion to bring the buildings up to current standards and codes as well as by the cost of
environmental clean up. Many Towns in Connecticut have been challenged by the
redevelopment of vacant mills that are a remnant of the State's original manaufacturing
activities. Often these properties are at strategic locations in the community and they have a
distinct architectural style that becomes representative of the Town or borough in which they are
located. The Town of Berlin is trying to learn from the experiences of other Connecticut Towns
that have long suffered with vacant mills that became more difficult to redevelop over time as
their physical condition deteriorated either gradually or dramatically (as a result of fire or
vandalism). For these reasons the Town is trying to be proactive to encourage the reuse of the
Sherwood Tool property before its condition further deteriorates and it causes neighboring
properties to decline.
Each mill redevelopment project presents unique conditions and challenges. The
Sherwood Tool properties are located in a area of modest older residential properties generally in
good repair. The sites south of Main Street sites are adjacent to Town properties. Although the
mill property is encumbered by environmental contamination, the adjacent one story buildings
on a separate lot are less contaminated and as such could be resold for manufacturing use. Given
the residential character of the surrounding area it does not make sense to the Town to have the
Mill site converted to housing and to have the remaining site of less than two acres stay as a
island of general (heavy) industry use in the midst of the residential neighborhood. 'I'herefore the
Town encouraged the previous property owner Sherwood Properties LTD to sell the properties
together as a package to allow the redevelopment to occur within a master plan for housing use.
Fortunately Sherwood Properties agreed to sell the properties as a whole to CIL and at a price of
$1 million that they could have obtained for the one story structure alone.
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CIL entered into a purchase and sale agreement with Sherwood Properties LTD in June
2007. The Town has been working with CIL on the project since CIL placed the property under
contract. From the beginning CIL was engaged with the Town in an active dialogue to work
toward the rapid redevelopment of the property in order to eliminate the blight and attractive
nuisance of a large vacant mill building and industrial complex in a residential area. As CIL
worked through its approvals and environmental due diligence it kept the Town abreast of the
status of the proj ect and findings related to due diligence. CIL has a proven track record of
success in mill restoration and other types of housing development. Also, CIL's fundamental
mission is to provide housing to persons with disabilities so the Corporation has a mission with a
strong public purpose. The Town perceives that CIL is a good development partner because of its
core mission and philosophy. Perhaps more important than these qualities was CIL's willingness
to invest significant sums (to date CIL investments total $1.2 million) during its due diligence
process in order to further investigate the environmental condition of the site, develop remedial
action plans and cost estimates and secure local approvals required for the housin~ project. CIL's
willingness to invest in the project avoided a potential impasse and possible years of delay
because the property owner may not have been willing to make the full investment needed to
quantify the environmental remediation costs.
4. Properties to be Acquired
No properties are proposed to be acquired as a result of the plan. The Town would
provide financial assistance to a developer to undertake the project but the developer will be
responsible for assembly of the site.
5. Location of Streets and Utilities.
The Project Area is located on both sides of Main Street at its origin at the intersection of
Harris Street and Percival Avenue. The redevelopment plan does not propose any new or
reconfigured streets.
The Proj ect Area is served by the Kensington Fire District sewer and water mains. The
sanitary sewer line and the water main are located along Main Street and serve both sides of the
street. Electric power and natural gas are also available along Main Street. No off site utility
improvements are proposed as part of the redevelopment plan. All on site utilities will be
upgraded and reconstructed as part of the redevelopment project.
D. PUBLIC PURPOSE ACTIVITIES
To meet the objectives of this Plan, the Town of Berlin is prepared to initiate and support
redevelopment of the Project Area through, among other things, the following public purpose
activities:
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1. Grants to qualified developers for purposes of remediating environmental conditions
in the Project Area in accordance with a remediation plan approved by the
Connecticut Department of Environmental Protection; and
2. Enforcement of applicable local, state and federal laws, statutes and regulations.
All public purpose activities shall be conditioned upon and shall meet the restrictions and
limitations placed upon the Project Area by the Plan. Further, the provisions of agreements
related to the financial assistance to the project redeveloper will be structured to provide
reasonable assurance that the environmental clean up and redevelopment project will be
completed. If agreements acceptable to the Town cannot be negotiated, no financial assistance
will be provided. Provision of financial assistance to the project is also conditioned on the
approval of bonds to be issued for this purpose.
E. REDEVELOPMENT REQUIREMENTS
The land use and planning and design criteria set forth herein shall apply to any and all
Project Area properties the redevelopment of which is assisted by the Town through any of the
public purpose activities listed above.
1. Land Use
The intent of this Plan is to promote the redevelopment of the Project Area for an eighty-
six unit residential condominium development. All uses shall be regulated by the Special Permit
and Site Plan approved by the Town Planning and Zoning Commission for the property on June
6, 2008 and any amendment thereto.
2. PlanninQ and Desi~n Criteria
The planning and design criteria to be used to guide the physical redevelopment of the
Project Area are those standards and guidelines contained within the approved Special Permit
and Site Plan, the Town of Berlin Zoning Ordinances and other applicable local, state and federal
statutes and ordinances.
F. DISPLACEMENT
No households or businesses will be displaced.
G. FINANCING ACTIVITIES
To meet the objectives of this Plan and to encourage the redevelopment of the Project
Area and private investment therein, the Town of Berlin is prepared to provide financial
assistance to qualified developers through the making of grants and through the use of tax
increment financing under Chapter 130 of the Connecticut General Statutes or the issuance of
general obligation bonds and notes. Such assistance would be provided to offset a portion of the
cost of the remediation of the properties in order to help make the proposed redevelopment
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financially viable. It is the Town's plan to work with the present owner af the site CIL
Development of Kensington, Inc. to assist the redevelopment of the property in accordance with
this Plan.
CIL Development of Kensington, Inc. is a for profit subsidiary of Corporation for
Independent Living (CIL). CIL Development of Kensington, Inc./CIL has retained Fuss and
O'Neill, Inc. as its environmental consultant for the project. Fuss & O'Neill, Inc. prepared a
Phase III Environmental Site Assessment for the property and a Form III filing and
Environmental Condition Assessment Form (ECAF) pursuant to the Connecticut Transfer Act.
CIL Development of Kensington, Inc was designated the responsible party for the site
remediation pursuant to the Form III filing. Fuss & O'Neill, Inc. has also developed a Remedial
Action Plan and a request for an Engineered Control Variance Request (ECVR) for the site to the
Connecticut Department of Environmental Protection. Review of these filings is pending.
As it evalauted the financial feasibility of the project CIL relied on its considerable
experience to estimate construction costs and soft costs and it retained the firm of Fuss and
O'Neill to develop the plan and cost estimates for the needed environmental remediation. Now
that it has the remedial cost estimate, CIL has prepared its project pro forma to incorporate these
costs and to reflect the changing housing market. Fortunately the Berlin housing market remains
relatively stronger than some other Towns. There is a limited supply of condo units in Berlin that
are not age restricted and little competition that can match the planned price and affordability of
the Sherwood Tool units. The total cost of the redevelopment project is estimated at $18.7
million, including $2.46 million for the environmental remediation of the site. The developer
proposes funding 55% ($1.36 million) of the remediation costs and has requested public
assistance for the remaining 45% ($l.l million). On the funding sources side CIL is projecting a
private construction financing component (CIL is working on construction financing proposals
with several banks) and $2,700,000 is expected to be derived from the State Histaric Structures
Ta~c Credit Program. Project revenue will consist primarily of condominium sales proceeds of
$18,568,000. A project pro forma is attached.
The conclusion of CIL's financial analysis is that there is a funding gap of~ $1.1 million
that needs to be closed to make the project financially feasibile for CIL to develop at this time.
The 'Town has applied for a grant to fund half of the proposed funding gap through the State of
Connecticut Brownfields Pilot program. The Redevelopment plan proposes that the Town issue
general obligation bonds of between $550,000 and $1.1 million (pending action on the State
Brownfields Pilot Grant) to assist CIL with the brownfields remediation portion of the project.
The Town of Berlin is prepared to utilize tax increment financing for a portion of the cost
of environmental remediation of the site as a means of financing eligible costs incurred to
implement the Public Purpose Activities identified in Part D of this Plan. Bonds or notes may be
issued by the Town under the authority of the Connecticut General Statutes (tax increment
revenue bonds) or (general obligation bonds).
The initial public investment required to generate new private investment wi ll ultimately
increase the taxable value of the Project Area well beyond its existing base value. The projected
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mcrease in assessment resulting from the project is expected to result in a long-t:erm payback in
overall tax revenue for the Town significantly in excess of the costs of the public financing for
financial assistance to the project.
Following is an estimate of the budget require
Activities of this Plan (the environmental remediation
redevelopment):
Environmental F~mediation Q~sts:
6ivironmental Testing
Asbestos F'~mediation
Lead Paint Abatement
Sbil Remediation
Total F~mediation Costs
R-oposed Fi nana ng:
$ 375,000
197,000
25,000
1,863,000
$ 2,460,000
R.~blic PUrpose Q-ant from Town of Berlin $ 550,000
R~blic Purpose C~ant from DE~" 550,000 $ 1,100,000
Developer Equity 1 360 000
, ,
Total Fnanang ~ 2,q,~p,ppp
~~
* Applied for by the Town of Berlin. In the event the DECD grant is not approved, the Town of
Berlin will be requested to fund $1,100,000 of the site remediation costs. The Redevelopment
Plan proposes that the Town issue general obligation bonds of between $550,000 and $1.1
million (pending action on the State Brownfields Pilot Grant) to assist CIL with the brownfields
remediation portion of the project.
The grant for environmental remediation proposed for this project shall be made to a
qualified developer in accordance with a redevelopment project grant agreement ta be approved
by the Berlin Town Council. This agreement shall contain the terms and conditions under which
funds will be released to the developer to ensure that the objectives of this Plan are achieved and
that the site is remediated in accordance with federal, state and local law.
H. STATE AND LOCAL REQUIREMENTS
All provisions necessary to conform to state and local laws have been satisfied by the
Town of Berlin in the implementation of this Plan and its supporting documents.
I. DURATION OF APPROVED REDEVELOPMENT PLAN
This Plan shall continue in effect until terminated by the Town Council.
d to implement the Public Purpose
of the site to prepare the site for
15
The Redevelopment Requirements established herein, or as amended from time to time by the
Town of Berlin Zoning Ordinances, shall remain in effect in perpetuity.
J. SEVERABILITY
In the event one or more provisions contained in this Plan shall be held for any reason to
be invalid, illegal, unauthorized or unenforceable in any respect, such invalidity, illegality, lack
of authorization or unenforceable in any respect, such invalidity, illegality, lack of authorization
or unenforceability shall not affect any other provision of this Plan and this Redevelopment Plan
shall be construed and implemented as if such provision had never been contained herein.
K. AMENDMENT OF APPROVED REDEVELOPMENT PLAN
This Plan may be amended from time to time. Any such amendment shall conform to the
requirements of Chapter 130 of the Connecticut General Statutes. Any change effecting any
property or contractual right can be effectuated only in accordance with applicable State and
local law.
L. ATTACHMENTS
1. Schedule A- Legal Description of Project Area
2. Redevelopment Project Area Map (Boundary Survey)
3. Layout Plan of proposed redevelopment, CS 102, North Side.
4. Layout Plan ofproposed redevelopment, CS 101, South Side.
5. Proposed Redevelopment Plan and Remediation Areas.
6. Assessor's Cards
7. Photos
8. Financial Analysis
16
SCHEDULE A
~
A.II #~c~ ~.r*.a:~ pi~ ar Pa.r'crs of "3a-r~, foge~e-~ s~h the bv~1~ aa~
~apro~+~fs the.nur, ,~at.~, in ~asi~giaa, 'Tas~n c~ Ber~ia.~Covatp of Hattfor3, S+`a~.:
af Ca~n~~t ~o~ an a ms~ ~iiied ~3~Yap Seo~g ~ra~y cf ~ood Pro~r~s
'Luai#~3 F~*ta~xs~*'z~ Pro~es ~o*,an as Lcts 1 a~d 7/81~:3t ~40 s~d I,ot L31ac3c 5d ~q:r
' ~~ F~iia. Camme~` c~~ I3ec,~e.~ I7, 1957 Sc~?e 1'= ~}' ~g~d b~ i~~
~ n'R; T~+c. and ta be n~m-dd o~ t~e B2riin 7ad R~onis, said i~ttt3s beiag ~az~
aarr;r~~~~y ~crY"Fred as foLows:
r'~t.ST PIE~~ Q.ot ~inc3z 5d~
~'r,czam..~*+~;~ st a pa~f ~ th~ saa~~iy li~- csf ~~.m Stre~, ~tat~ R~.- fi, s$iri .'+
beiag tIte aortheasrt~siy cax~.er of tae pr~is~s hex~ia desaioed; thc~c,- rs~ing c OI' Sg~
2.1° T~Y, far a. d~~aa~ ,3f Z75.00 f~t to a~,'r*; Lh~ tzsaiag aad ~"~ S 87° 1S' G'7'
E, for a di~ta~c: at 59.18 ie~ ta a~ait~ thea~ hu~iag and zvmnin.g S~° r.," ~$° W, far
a dis.a~ of SI.dZ f~t to a paiat; t~ tz~f~ and ~mg N i0° L' SZ' W, f~r z
dista~~ of 12 C~ f~.-t tn a pca~t; t~mce larniag and runz~m.g S 04' ZO' Lr" W, for a
+~sta~.~ af 6233 f`e*_ io a pciat; then~ tmD.L~y aad iua~i~ S Z~° 33' 3S" W, fflr a
dista.~ ni 50.00 f~ to a poi~ th~~ #urx~ing ar.d ns~,g N 43° 43' 35" W, ~nr a
di ~r.~-. gf i~7.~ f~ f,a a}~oiat; t~~aa ?na aa.d r~g N~8° 15' d;' W, [c~r a
3it.a~cx oi 3Z$.40 f~ t~ a pai,a#; t3~e~~ zvsa.i~ Pt 6S° Z3' ~° W, far a d'ista~+rt ai ~33
feet ta s pefat; taea~ ruaniag ii SO' 2T fl~" ~, far a d"~ta~~ ci ~9~ f~ ta a pairL;
taea~ ~ aad ra~rsfng N Z7° 33' ~" .~., for a dsst~~ce of 135.51 ~~.~ to a oviat; ~eu~
ta~iag and rannin~ ~ IT Z7' ~'" W, for z a`~a of 33.14 i~t to a goi~t ia t~e e~si..,~y
li~ v: Pr,.i~al Aye~e; t}.iegsx tuzniag an3 ~n~ R 33° 5~' Z3" F., slong t~ e~rt~riy ~
et P~~ai ~~a, tas a~-~ af 31.3I fe~ to a moa~m,-at; t~+~ turning a~.t =-~,~
PI 61' 1S' 4T' E, aio~; a~e caaa~g f3sz tasi~•iT liae ol P~i~.l A~~m.e ~ ti~e
s~th~ ~ c~t ~~ ~tr~t, ~nr a d~~ of ~Z.~7 te-.: ta s moaame~ :~arr.~ turs.;ss~
aad raaai,ag S°„i' OS' QZ' E, alua~ t~.e soather~ lme a[ Maia Sh~, for a~a~ oi
369.69 feet to a moanmeat; ~,~t ~~*~*~+++~~ siaag tha 6out~a~ lin~ ot 16~fafa 3ix~i, S g5°
5~' Q6' E, far s di~taaca o~ L3I.35 f~t to a mcn~ t~pn~`O ~~.tang t~e
sau~h~ ~ oF ~iain 5`ts~t, S 87° Od' 16° E, fvr a d3sta.3ct oi IEa39 fert ta tlte paiat a~d
pla.c of begianiag.
SECt3~ Fi~:G~ (Lot 1Bicc3c 44)
['~,~,~g at a poiat max~' 'a.~ ~e fat.,ss~i.oa af ta.e eastrri~ ~ne o~' Harrss ~ x~
ta~ sot~eriy fiae af Hoi~~, sai.d poiat be'sag tae nox~t~i~~ip raz3er of t~ p~
~S~ des~es~ ihr.saee rnnnfag S 86• ZZ' 3b° F., aiang fhe acather~ ~ae aY H~tci~.~s
Str~t, for a~ta~ of 134.99 fert to a~ 'saa Frilcrt, th~ce t~rmn~ and rmmiag S 0'1° t35'
d6" W, far a dist~ace of 124.7o feet to aa iraa gige; thea~ riu~ag aad ru~n,a S~3 ° 33'
34= ~, for a~z af ISt).33 fwt to ~t fro~ Fi~se; thtxtcx tnxr~iag and tsaufn.g S 47° 3~'
SCHEDULE A - (continuedl
U5' ~, Icr a di~arsx ef 134.71 F~: ta r.n, iraa nipe; then~ rsa~i.ng c],9° 3a' 16° R, fcr
a d~s`.$a~ nP I14.33 f~* to a pamx ia t~: nortaer'~ 3i.a~ ci'.4Sai~ ~*.; t~~ ~„~-,..~ ~a~
- : a~aiag ri &3 ° 3S' 38" -~"r, alcag t~e n.~.beriy ~".L*~. af A~~t ,.~'tr~.t., far t a'es~~ a~t 7°0.0~
fc_t to : mo~'~ ~it~ r~iag 2ti 58 ° Od' 01" ~, aIa:xv a~ coan~g ~ nart~~~,~
~ liae ct 1'dafa 5`~°.~t ~h t~-e east~ line of Haixis S~t, for a d~-~ of 75.Ia fe~ to a
~eiat; t~cac_ ru3ani~ ~i 41° b9' ~6' ~r , aIong tixe zasts~y Iane af Hs.~is S~-~, for a
dista.nce a~ 1S. °9 fe~ to a paiss#; the~ caa~iag a3~sg th~ e~,•ry Li~ a~ ~~ S~
~loag : m-~a3ar earve to t~r ii~st, I~.a~iny a c~ra1 a.~ie oi 1I °?Z' s", a rsc~',srs ef 196_Z'7
te~t, tcs a ler.~~fi af 35.96 f~ to a pci~z; t~im~ :,ar~i~saag alen.g the ea~t_p-iy ~ae oti~.*ris
Str~t, N Z3° OT (~' W, far 1~ca af t~~.18 ~~± ta a moa~t; t~e~~ caa~
a~an~ t~e e~.~Fy ~e af ~: *~~ Str~ ?~I ~0'° 4?' ~Z^ W~ f~ a~~a of 209.J~ frL to
a•s~o~~rs; tfie~ ea~ ataa; the ~~ Iiar a! Har~ S~.-....t, LI 00° ?A' 29• z,,
icr a fiam~c.. o#' 16.59 t~: ta t~te poi~t and plax ctf b~,ao,
Together ~zth an easement agreemcnt by and between the Town of Berlin and Sherwood
Properties Limited Partnership dated February 4; 1998 and recorded in Volvme 401, Paoe 364 of
the Berlin Land Records.
'I~'zZD P~.~ Ci.ot 7ii31cck 40)
~e~aag at a ~,L s~n; f~se i~.-~s~on of t~.e ~~a~; iin_ of n•r •~+ S~~ ~
t~e aest.~:7 ~ af Mapl~ Str~# ~.d ~e~ tre souta~iy c~~ o# tat pr=.~a.ses a~_ ~n
~~ .~d; th~c~ ~an+.ag N&~` 30' 3~" ,'~, along t~ ac~rt~~ li~e of ?~aia S
~~ nf ?~0.00 fc_-: to a pair.t; t~cr ~ ~ ~ ~~ fer a
a~.~ cf 114.3o f~t a z~ ix~n ~~~~ ~ 1~ 19 30 ~IS".F,, Lar a
~~; ~iag aa3 ~ S ob ZO ...4 F,, fer a
Zstas~+er af Z1E9~ f~..t tn a go~ ~a the ~re~trig I'irie af ?ISa~Ie St~»; `- ~- ~g =aa,
r~aas,ag ~ OS° 4`0' 38` W, Z1Qa; L'~.e We~2_'~' =L+~ Cf ~..~pk: S~_, fOr 8' '+[2 t3i ? 17 ~y
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FORMER SHERWOOD PROPERTIES, LTD PROJ.No.:20081372R10
PROPOSED REDEVELOPMENT PLAN & REMEDIATION AREqs DA~ ~UNE2008
] &10 MAIN STREET
MAP ID: 8-4/ 40/ 1/ / Bidg Name:
Account #1058260 Bldg #: 1 of 1 Sce #: i of 1 Card 1 of 1
~.~~n
State Use: 4000
Print Date:10/202008 09:11
~d Value
173,500 6007
235,800 BERLI]V, C7'
PROPERITES,,,
iAP # 2997
'ACAIVT 10/07
~oo I osnanooo I cv
1357 O8/11/Z000 CV
2336 08/08/2000 CV
~ Code
1 4onn
ID: 08-40040000000001
ui ~, ~.
VC 0606/074!
244/ 553
tion: W
Letter
SOC PID#
~l2008 Q I
U I
100
100
100
Pnce ~ I.
VISIOl
00
3-2
3-3
Appraised Bldg. Value (Card) 31?
Appraised XF (B) Value (Bldg) ~
'CH A
raised OB
L
V
l
pp
(
)
a
ue (Bldg) g
Appraised Land Value (Bldg) 247
Special Land Value
Totai Appraised Parcel Value 593
Valuation Method:
Adjushnent:
et Total Appraised Parcei Value 593
~entr
`'~~ Date T IS ID Cd
i~~~~ .n.x ai are/Result
hange - Hearing
NEW PLUMBI
[RE NEW OFFI 10/18/2007 1 JL2 15
11l26R002 JL eval Review
INTERIOR 00 easur+ListM
7.35,800 006 3-2
6,300 006 3-3
415 600 Tota
Thu signature acA
YU,200 005 3-1 9(
284,600 005 3-2 2gq
4,000 005 3-3 q
378 800 Total: 3~f
a visit by a Data Collector or Assesa
•a C. Faccor ST. Idx Ad'. Notes- Ad' S ecial Pricin d'. Unit Price Land Va
C 1.00 3040 1.10 24 ~
Units:~ 1.61
~eray i,ocnz~on: i ivu~u~ J i MAY iD: 2f-4/ 4W 1/ / Bldg Name: State Use• 4000
on ID: 7903 I~CCOOOt # 10~2.~ Blde #: 1 nf 1 .~'PP ~! 1 nf 1 !`....d 7 _t ~ .. • . ~ . ' _ _ ._ _ ._ _ _ _ _
'PMENT OF KEN~
PROPERIES LTD
PROPERIES LTD
#
~~q UY/15/ZU00 ~
0514 02/Ol/1999 ~
~ 100
4,000 100
Code Descriptioa Zone D Fronta e De th Units Price
4000 actory MDIr96 GI 1 I. Factor S.t~
5.02 AC 140,000.00 1.00 C
Total
C.
State Use: 4000
Print Date:10/20l1008 09:1 ]
essed Value
405,900 6007
273,600 BERLIN, CT
VISIOl
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116
57S
97C
970
JLZ 41 haoge-
JL2 15 evsl Re
JL 00 essur~
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iercy i.ocauon: iu Mnuv ~ r
oa ID: 7905
:1 6
e q
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pancy
ior Wall 1 5
-ior Wa112
'Structure 1
'r'over 2
ior Wall 1 1
ior Wall 2
ior Floor 1 3
ior Floor 2
ing Fuel 2
ing Type 3
'ype 1
Use 0
I Rooms
I Bedrms 0
I Baths
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~e Type 5
s/Plumbing 2
ng/Wall
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VERAGE
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VERAGE
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MAP ID: 8-4/ 54/ 1/ 7905/ Bldg Name:
Account #1058290 Bidg #: 1 of 5 Sec #: 1 of 1 Card 1 of 5
100
eplace Cost
YB
~ep Code
emodel Rating
ear Remodeled
~ep %
unctional Qbslnc
xtema( Obsinc
ost Trend Factor
~
~ Complete
verall % Cond
pprais Val
ep % Ovr
ep Ovr Comment
[isc Imp Ovr
[isc Imp Ovr Comment
ost to Cure Ovr
ost to Curo Ovr Comment
70
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State Use:4000
Print Date:10/20/2008 09:11
;; ..
: ~.
_ .__-._~.f-. ~
State Use: 4000
Print Date:10l20/2008 09:1 i
ssed Value
405,900 6007
z~3,6oo B~RLIN, CT
'r:NSUS 4003
Light tion: W
B Letter VISIO~
IS ID: 08~0054000000001 ASSOC PID#
Total 970,500 679,500
IL DEVELOPMENT OF KENSIlVGTON IIVC
HERWOOD PROPERIES LTD 0606/0749
244/ 553 07/17/2008
' Q I 1,000,000 Oll Ys. Code Assessed Yalue Y n Code Asse ssed Yalue Yr
~ C
d A
HERWOOD PROPERIES LTD
244/ 0
10/
02/2007
09/03/1985
U
U
I
I
p
~~
3"1
405,900
006
3-1
281,500 .
005 o
e
3-1 ssessed Yal:
Zg~
007 3-2 273,600 006 3-2 105,800 005 3-2 lp!
~ Tot al: 679 00 TotaL• 387 00 Total: 3g~
Year T e scri tion
Amount Cod
i
i This signature acknowledges a visit by a Data Collector or Assesa
e scr
t
on Number Amount Co mm.lnt.
Appraised Bldg. Value (Card) 2~
NBHD/ SUB NBHD NAME STREET INDEX NAME TRACAIG APPraised XF (B) Value (Bldg)
3030/A BATCH Appraised OB (L) Value (Bldg)
Appraised Land Value (Bldg)
# 2993#2997 Special Land Value
Total Appraised Parcel Value 97~
Valuation Method:
Adjustment:
et Totsl Appraised Parcel Value 970
Permrt ID Issue IMte T scri tion Amount I . Date °r6 Co Date Com , omments
Date
T ~
IS ID Cd. ose/Result
12/27/L007 JL2 41 6ange - Hearing
10/18/2007 1 JL2 15 eval Review
11/Z2l2002 JL 00 essurFListed
B Use U~
#
2 Code Description
4000 sctory MDIr96 Zone D
GI 1 Fron e ~ u
UD1~ Unit
~~
I. Factor
S.A
C. Factor
ST. Idx
Ad'
Notes- Ad'
'
0 SF 0.00 1.00 5 y nn .
n nn S ~~~ ~~cin d . Unit Price Land Vz
lC~~ty LUI:YUUI~:1V 1~1H11\ J1
on ID: 7905
1 re Eng Wrhse
~I 6 nd/Comm
e 1
es
~pancy
7or Wall I 7 rafinshMetal
rior Wa112
'Structure 3 able/Hip
'Govcr 1 etalfTia
ior Wall 1 1 inimum
ior Wa112
ior Floor I 3 oncrete Slab
ior Floor 2
ing Fuel 3 as/Oil
ing Type 3 ot Air-no Duc
Cype 1 ooe
Use 000 actory MDIr96
I Rooms
I Bedrms 0
I Baths
/AC 3 EAT ONLY
ie Type 5 TEEL
s/Plumbing 2 VERAGE
ng/Wall 6 EIL & WALLS
ns/Prtns 2 VERAGE
Height ~14
~mn Wall b
iv1AY tll: 8-4/ 54/ 1/ 7905/ Bldg Name:
Account # 1058290 Bidg #: 2 of 5 Sec #: 1 of 1 Card 2 of 5
4000 ~actory MDIr96
dj. Base Rate:
eplace Cost
YB
ep Code
emodel Rating
ear Remodeled
ep %
mctiona! Obsinc
Ktemal Obslnc
ost Trend Factor
:atus
~ Complete
verall % Cond
PPrais Val
ep % Ovr
ep Ovr Comment
Gsc Imp Ovr
usc Imp Ovr Comment
~st to Cure Ovr
~st to Cure Ovr Comment
,752
State Use:4000
Print Date:10/20/2008 09:11
Year
3030lA
# 2993#297,
Use
Code
4000 sc
MAP ID: 8-4/ 54/ 1/ 7905/ Bidg Name:
Account # 1058290 Bldg #: 3 of 5 Sec #: 1 of 1 Card 3 of 5
1 Public flved scripHon Code Appraised Value
LAND 3-1 579,801
BI,DG 12 39I1_7M
Hon: W
Letter
40C PID#
State Use: 4000
Print Date: lORO/2008 09:1 ]
i Value
405,900 6007
273,600 BERLIN C7'
VISIOI
Tota[ 970,500 679,500
~ode Assessed Yalue Yr. Code Assessed Value Yr ~ Code Assessed Yah
3-1 405,900 006 3-1 281,500 005 3-1 28)
3-2 273,600 006 3-2 105,800 005 3-2 10!
ot aL• 679 00 TotaL• 387 00 TotaL 38'
This signature acknowledges a visr[ by a Data Col lector or Asses,
Comm. Int.
Appraised Bldg. Value (Card) ~
Appraised XF (B) Value (Bldg)
H Appraised OB (L) Value (Bld
)
g
Appraised Land Value (Bldg)
Special Land Value
Total Appraised Parcel Va1ue 97i
Valuation Method:
Adjustrnent:
et Total Appraised Parcel Value 9~Q
nts Date T IS ID Cd. P ose/Result
12/Z7l2007 JL2 41 Change - Hearing
10/18/2007 1 JI.2 15 eval Review
11R2/20112 JL 00 easur+Listed
Unit
.~. ~y ...,.......,...,., ..,h... ~. mnr w: u-4/ ~4/ 1/ 7YU5/ Bldg Name: State Use• 4000
on ID: 7905 AccOUnt # 1058290 Bldg #: 3 nf 5 Cer t!• 1 ni ~ n....,~ ~a _e ~ _. . . ._ . ~ _ _ ._ _ _ _
MAP ID: 8-4/ 54/ 1/ 7905/ Bldg Name: State Use: 4000
Account #1058290 Bldg #: 4 of 5 Sec #: 1 of 1 Card 4 of 5 Print Date:10/20R008 09:1]
11 Pub1iC eved scripdon Code Appraised Yalue Assessed Va/ue
LAND 3-1 579
800 405
900 6007
BLDG 3-2 ,
390,700 ,
273,600 BERLIN, CT
. 08-4 0054 000001
ENSUS 4003
Light ~~oo: qr
c Letter VISIO~
IS ID: 08-40054000000001
ASSOCP IDI~ Total 970,500 679,500
IL DEVELOPMENT OF ICENSINGTON INC
HERWOOD PROPERIES LTD 0606/0749
244/ 553 07/17/2008 Q I 1,000,000 00 Yr. Code Assessed Value Yr. Code Asse ssed Yalue Yr Code Assessed Yah
HERWOOD PROPERIES LTD
244/ 0 10/02R007
09/03ri985 U
U I
I 0 0p7 3-1 405,900 0 06 3-1 281,500 .
005 3-1 28]
007 3-2 273,600 0 06 3-2 105,800 005 3-2 10'.
7'ot al: 679 00 Total: 387 00 Total: 38'
This signature acknowledges a visit by a Data Collector or Asses~
Appraised Bldg. Value (Card) lf
#
Appraised XF (B) Value (Bldg)
Appraised OB (L) Value (Bldg)
Appraised Land Value (Bldg)
Special Land Value
Total Appraised Parcel Va1ue
Valuation Method:
Adjushnent:
Vet Total Appraised Parcel Value
FP
,,
Date T IS
izri~noo~
10/18/2007 1
11/22/L002
4
GI I 1
Price
-F 0.(
.C Parcel Total
S
C. Factor I ST. I~c
JL2 41 hange-
JL2 15 eval Re
JL 00 easur+:
.snd V91u~•
97(
970
....., ..,...~ ....,, ..,.-.... ~. ~~u+r ~: a-4i ~i ti iYU~i I31dg iVame:
on ID: 7905 Account # 1058290 Bidg #: 4 of 5 Sec #• 1 of
ilement Cd. Ch. scription E[ement Cd Ch scription
2 anufacturing
%~ 6 nd/Comm pg
e 4 -
:s
pancy 1
ior Wall 1 0 rick/Masonry Code scr' t ion pe~n~ e
ior Wa112 4000 actory NIDL-96 100
Structure 3 able/Hip
Cover 3 ph/F Gls/Cmp
ior Wall 1 1 inimum
ior Wa112
ior Floor 1 3 oocrete Slab dj. Base Rate: 91 ~
ior Floor 2
ing Fuel 3 as/Oil
ing Type
3
ot Air-no Duc ep~a~ ~st y3,~2
'ype
1
oae ~ 9Z~
p Code
Use 000 actory MDIr96 emodel Rating
Rooms ear Remodeled
i Bed~ms 0 p~/, 5
! Baths unctional Obslnc
temal Obslnc p ~ ~
st Trend Factor
~AC 0 ONE ~
/o Complete
e Type 2 OOD FRAME erall % Cond g
s/Plutnbing 2 VERAGE pp~ V~ 8.500
ng/Wall 7 VERAGE p%Ovr
ns/Prtns 2 VERAGE p Ovr Comment
Height 2 ~c ~p ~
~~ W~~ isc Imp Ovr Comment
ost to G~re Ovr
ost to Cure Ovr Comment
1 Cxrd 4 of 5
State Use:4000
Print Date:10/20/2008 09:11
,~
~PMENT OF KEN~
PROPERIES LTD
PROPERIES LTD
2993#2997
MAP ID: 8-4/ 54/ 1/ 7905/ Bldg Name:
Account # 1058290 Bldg #: 5 of 5 Sec #: 1 of 1 Card 5 of 5
1 Public aved scription Code Approrsed Value
LAND 3-1 579,SOU
BLDG 3-2 390_70a
er ID: 08-4 0054 000001
~SUS 4003
Light ction: W
c
Lctter
ID: 08-40054000000001 ASSOC PID#
VC 0606/0749 07/17/Z008 Q I
244/ 553 10/02/2007 U I
244/ 0 09/03/1985 U I
Amount
00
3-2
3-1
3-2
State Use: 4000
Print Date:10/20/2008 09:1 ]
lssessed Value
405,900 6007
273,600 BERLIN C,T
VISIOl
679,500
. ~ ~~ ~ ,~ii , ~~
, ~., ~
d Value~ ~ Yr. ~ Code Assessed Yaln
281,500 005 3-1 28]
105,800 005 3-2 10~
679 00 Tota[: 387 00 Total: 387
This signature acknowledges a visit by a Data Collector or Assess
Appraised Bldg. Value (Card) 33
Appraised XF (B) Value (Bldg)
Appraised OB (L) Vaiue (Bldg)
Appraised Land Value (Bldg)
Special Land Value
Total Appraised Parcel Value I 97U
Valuation Method:
1ota1 Appraised Parcel Value 970
Date T IS ID Cd ' Pu ose/ResuJt
12/27CL007 JI.2 41 hange - Hearing
10/18/2007 1 JLZ 15 eval Review
I1/l2/2002 JL 00 easur+Listcd
l~ Code
5 4000
u rron e De th Units Price I,
1 0 SF 0.00
Unib:~ 0.00~ AC Parcel Total
ST
Unit Price~ Land Va
r`••, •.•"`°••"••.'° ••••~•••• ~• i.i.~-r ~: a-4i ~ni li iyu~/ 131dg Name: State Use:4000
ion ID: 7905 Account # 1058290 Bldg #: 5 of 5 Sec #: 1 of 1 Card 5 of 5 Print Date:10/20/2008 09:11
- 0 arehouse
e~ 6 nd/Comm
le _
ies
ipancy 1
rior Wail 1 ingle Siding
rior Wall 2
f Structure 3 able/Hip
f Cover 3 pWF Gls/Cmp
ior Wall 1 1 inimum
ior Wa112
ior Floor 1 2 inimum/Piywd
ior Floor 2
ing Fuel 1 oal or Wood
ing Type 1 oae
Cype 1 ooe
; Use ~00 actory MDL-96
1 Rooms
1 Bedrms
l Baths
/AC 0 ONE
ie Type 2 OOD FRAME
is/Plumbing 2 VERAGE
ingJWall 6 EIL & WALLS
ms/Prms 2 VERAGE
i Height ~LO
omn Wall b
e
4000 ~F'actory MDIr96
71
eplace Cost
.YB '
~ep Code
emodel Rating
ear Remodeled
~ep %
unctional Obslnc
xtemal Obslnc
ost Trend Factor
tatus
~ Compiete
rverall % Cond
pprais Val
~ep % Ovr
~ep Ovr Comment
[isc Imp Ovr
[isc Imp Ovr Comment
ost to Cure Ovr
ost to Ctire Ovr Comment
100
i ~rst Floor 4,500 4,500 4,500 24.71 111,1
i pper Story, Finished 4,500 4,500 4,500 24.71 111,1
PROPERTIES,,,
ACANT LAND
N Use
# Code
1 130n
Lnd
Zone
MAP ID: 8-4/ 40/ 7/ / Bidg Name:
Account # 1058270 Bldg #: 1 of 1 Sce #: 1 of 1 Card 1 of 1
11 PubliC aVed scripNon Code Appraised Value
AC RS LN 5-1 117,20f
Prrce
I~ ~ Adi• ~ Notes-
AC
State Use:1300
Print Date:10/20/2008 09:1
i Value
8Z,000 6007
BERLIN, CT
41 IChange -
:•.,r •,~•.••••••••. v ~.u.r ~.~ o ~ mAr t~: a-ai aui a/ B[dg Na~ne: Slate Use: 1300
~n ID: 7904 Accouni # 1058270 Bldg #: 1 of 1 S~c #: 1 of 1 Card 1 of 1 Print Date: 10/20/2008 09:11
lement Cd. Ck scriptiort Element Cd Ch scription
l 0 acaot
Code scr' tion Percenta
1300 ac Dev Lnd 100
dj. Base Rate: .00
eplace Cost
YB
p Code
emodel Rating
ear Remodeled
p%
unctional Obsinc
xtemal Obslnc
st Tread Factor
takus
/o Complete
erall % Cond
PPrais Val
p % Ovr
p Ovr Comment
isc Imp Ovr
isc Imp Ovr Comment
ost to C~ue Ovr
ost to Clue Ovr Comment
scri tion ub ub Descri t Units nit Price r Rt nd oCnd r yajue
No Photo On Record
~de scri tion Livin Area Cross A rea E. Area Unit C ast Unde rea Ya1ue
0 0 0
~ ~.MI~I~F~ ~,~~,: ,,~..~ ~~rc~~~~~. I:c.
~ ~ ,, .. . . , ,-
American Paper Goods Company
Kensington, Connecticut
Refer to Drawing C-1 for Photo Site Map
643 Prospect Avenue, West Nartford, CT 06105 / Tel: 860.293.0093 / Fax: 860.293.0094
www.mdgai com
PHOTO #10 - 8uildina `G'
~' ~t~;I~i~ ~::S~c~P-! C~C!~~.J~3, I;c:,
~ .'i-.:-:;,-;:~:,?n . _. ~t L•~t
~•
American Paper Goods Company
Kensington, Connecticut
Refer to Drawing C-1 for Photo Site IVlap
643 Prospect Avenue, West Hartford, CT 06105 / Tel: 860.293.0093 / Fax: 860.293.0094
www.mdgai corri
PHOTO #23 - Buildinct `H' & `I'
Taken from the Roof of `A'
~ tVl,~i[~~ .-~ir=;~'c;r~ ,~rc,;.ar>>. Iic::,
l~,~, ..,~ , . .. >,,,.
American Paper Goods Company
Kensington, Connecticut
Refer to Drawing C-1 for Photo Site Map
643 Prospect Avenue, West Hartford, CT 06105 / Tel: 860.293.0093 / Fax: 860.293.0094
www mdaai com
PHOTO #18 - Buildina `A' and `B'
~ 1~~I~f~ c~~;.s~c~~-i c~r;~ta~. !"c.,
~ ,_ .__,:,, ,. , ,:,:~
American Paper Goods Company
Kensington, Connecticut
Refer to Drawing C-1 for Photo Site Map
PHOTO #15 - Buildina °~4'
643 Prospect qvenue, West Harfford, CT 06105 / Tel: 860.293.0093 / Fax: 860.293.0094
www.mdaai com
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CIL Development of Kensington inc.
Sherwood Manufacturing
Main Street, Kensington
.' Development Budget
18-7un-08
Deve o ment Costs: Tota
A uisition 1000 000
Construction -
- Facto Conversion 9 306 400
- New Construction 2 171 600
- Environmental Remediation ** 2 085 000
- Project Management 200,000
Total Construction 13 763 000
Construct(on Conttn en 10.0% 1 376 000
Architect 406 000
En ineer 324 000
Environmental Testfn & Monitorin ** 375 000
Car (n Char es 285 000
Construction Loan Interest - Bank 775 000
Loan Ori inatfon Fee - Bank 1% 15 000 000 150 000
Other Financtn Costs 75 000
L al 50 000
Title Insurance & Recordin 35 000
Soft Cost Contin en 100,000
Total Develo ment Cost ~ 18,714,000
Pro ect Income Un ts SF Tota
Sales Proc s:
Facto 72 175 14 374 000
Townhouses - New Construction 14 $175/170 4,194,000
Gross Sales Proceeds 86 18 568 000
Less Closln Costs: i 130 000
L al Fees Incl recordtn 800 69 000
Conve ance Taxes 0.75% 139 000
Real Estate Commissfon 4,5% 836 000
Pro Horne 1,000 (86,000
Net Sales Procee s 17 438 000
Plus:
Historic Tax Credits Z 700 000
Stata OfPice of Brownfleld Remediat(on & D evelo ment 550 000
Tax Increment Financing of Environmental Costs 555,000
Total ProJect Income $ 21,243,000
CIL Development of Kensington Inc.
Sherwood Manufacturing
~ ~ Main Street, Kensington
Environmental Testing & Remediation Estimate
Environmental Testing:
- Air Quality Testing
- Review of Phase I and II
- Preliminary of Phase III
- Completion of Phase III
- Remediai Design & Oversight
- ECAF Filing Fee to DEP
- ELUR
- River risk assessment
- Groundwater monitoring
- LEP Verification
- Permitting (Local)
- Permtiting (Army Corps)
- Lead & asbestos
Subtotal
Remediation Estimate:
Soil Remediatlon (per Fuss & O'Neill)
1. Mobilfzatton/Demolition, Insurance, Bonds, ets.
2. Erosion Conrtol
3. Site Clearing
4. Heaith & Safety
5. Impacted Soil Excavatfon and Off-site Recycling
6. Conflrmatory Sampling (1 Sample per 2005~
7. Impermeable Engineering Control (Paved Area) - 10 Main St.
8. Impermeable Engfneering Control (Grass Area) - 10 Main St.
9. Impermeable Engineering Control (Riprap Area) - 10 Main St.
10. Batten Geomembrane to Building Foundatlon
11. Ut1Nty Corridor
12. Modular Block Retafning Wali
13. Membrane Detatls at Retaining Wali
14. Remedial Cap Structural Subbase
15. Pavement Encapsulation
Subtotal
Lead Paint Ren~oval
Asbestos/PCB Removal
18-7un-08
10,000
3,000
60,000
106,000
50,000
3,000
10,000
48,000
30,000
10,000
10,000
20,000
15,000
~ 375,000
200,000
5,000
10,000
9,000
134,000
9,000
210,000
190,000
194,000
56,OOQ
41,000
495,000
65,000
75,000
292,000
1,985,000
50,000
50,000
Total Environmental Testing & RemedEation ~ 2,460,000
:~~ Deve" ~nent of Kensington Inc.
-herwoo~.~~anufacturing
~ain Street, Kensington
Init Configuration and Sales prices
=actory:
csrouna Floo~
nit # SF SF Price
101 1,536 $ 175 $ 268,800
102 1,178 175 206,150
103 710 175 124,250
104 1,240 175 217,000
105 1,141 175 199,675
106 1,657 175 2g9,g75
107 962 175 168,350
108 962 175 168,350
109 1,100 175 192,500
110 735 175 128,625
111 1,358 175 237,650
112 964 175 168,700
113 1,164 175 203,700
114 964 175 168,700
115 1,170 175 204,750
116 964 175 168,700
_ $ 3, 116,000
16 Units
18-7un-08
~....1-
First Floor Second Floor
Unit #
SF
SF
Price
Unit #
SF
SF
Price
Unit #
SF Third Floor
SF
P
i
201
1,710
$ 175 $
299,250
301
1,710
$ 175 $
299,250 r
ce
202
20 1,350 175 236,250 302 1,350 175 236,250 401 1
225 $ 175 $
3
1,155
175
202,125
303
1,155
175
202,125
402 ,
1
155
175 214,375
'
204 1,298 175 227,150 304 1,298 175 227,150 403 ,
1
298 175 202,125 ''
205 1,332 175 233,100 305 1,330 175 232,750 404 ,
1
330 175 227-150
206 1,225 175 214,375 306 1,225 175 214,375 405 ,
1
225 175 Z32~~50
207 1,005 175 175,875 307 1,005 ll5 175,875 406 ,
1
005 175 214,375
208 1,035 175 181,125 308 1,271 175 222,425 407 ,
1
425 175 1~5,875
209 1,425 175 249,375 309 1,425 175 249,375 408 ,
1
271 175 249~375
210 962 175 168,350 310 962 175 168,350 409 ,
965 175 222~425
211 965 175 168,875 311 965 175 168,875 410 962 175 168,875
212 735 175 128,625 312 735 175 128,625 411 1
112 175 168,350
213 1,112 175 194,600 313 1,112 175 194,600 412 ,
735 175 1~.600
214 964 175 168,700 314 964 175 168,700 413 1
365 175 128.625
215 1,365 175 238,875 315 1,365 175 238,875 414 ,
964 175 238~875
216
217 964
1
164 175
175 168,700 316 964 175 168,700 415 1,164 175 168,700
203
700
218 ,
964 175 203,700
168
700 317
318 1,164
9 175 203,700 416 g~ 1~5 ,
168,700
219 1,170 175 ,
204,750 319 64
1,170 175
175 168,700
204
750 417
418 1,170 175
, 964 175 1 8,700
19 Units
19 Units
Townhouses: ~ " " --
Unit Square
T ~~ Sales
sf Sales $
unit # of Total Sales $ per
Units T
A 1,665
B 1 938 175
170 291,400
329 500 11 3,205,000
3 989 000
14 ~ 4,194,000
18 Units 72 ~ 14_37a_nnn
86 Total Sales $ 18,568,000
~ Cil Development Inc.
Sherwood Manufacturing
10 Main Street, Kensington
Tax Increment Analysis
As Industrial - Current Valuation & Property Taxes
Appraised Value $2,534,714
Assessed Value 70% 1,774,300
Taxes @ mill rate 22.69 mills $40,259
As Resldential- Future Valuatlon & Real Property Taxes
Appraised Value (Estlmated total sales) $18,568,000
-- j Assessed Value C9~ 70% 12,997,600
5% Adjustment for varfable markek conditions 649,880
Ad~usted assessed value 12,347,720
Taxes ~ m(II rate 22.69 mifls $280,170
Annual Increase in Real Property Taxes
#239,911