Another Town Meeting to Decide Fate of Westwood Station
It is probably an overstatement to say that tonight's vote will ultimately decide the fate of Westwood Station. Over the past several years, the project has been punctuated by a series of do-or-die moments, followed by periods of dormancy. All the while, there has been almost non-existent communication from the project to the residents except at these critical votes--although I must credit Chris McKeown, the project manager, with his willingness to discuss the project with me and others who have questions. I am convinced there is no active effort to hide anything and in fact, the people working on this are working tirelessly to deal with the complicated minutiae of the details and the constantly shifting economic and political climate. The volume of material released in the past few months is a sincere effort to provide residents with as much information as possible.
It is a great deal of information though. Perhaps too much information. Hours of presentations don't add up to more transparency, just more meetings to sit through waiting to speak. I'm sure tonight, we will have to sit for at least an hour to be educated on I-Cubed while many people are just sitting there waiting for a chance to ask questions like:
If the state is willing to contribute $49 million to get this project moving, how can it possibly stall based on a lack of an extra $6 million?
As far as I can tell the purpose of I-Cubed involvement here is more political than practical. It gives the Town some "skin in the game" so to speak. It provides an opportunity to launch an innovative program (I-Cubed has not be utilized anywhere else yet) with a high degree of leverage so that when the overall project is successful, the Governor can point to this initiative as having made the difference. It would make a great case-study in public-private partnership--and maybe it should--but that is not our concern.
Our concern is first of all whether we should use this vote to try and kill a project we don't like. Are we willing to walk away from this and hope we can find other sources of tax revenue in the future to prevent or lessen overrides? The vote is pretty easy if you make that choice first. After that, it's just a bunch of predictions, legalese, assumptions, and speculation to rationalize a choice already made.
I am not a person who just defers to authority...but it seems this kind of proposal is precisely what the Finance Commission was created to evaluate. There are 15 people on that Commission who reviewed this and have been involved in the process all along to varying degrees. The material that has been published sits out there for people with more time on their hands and a bigger axe to grind than I...and no one has presented a strong technical or financial argument against I-Cubed of which I am aware. Last year we argued about liquor licenses and fairness to Roche Bros.; this year, it seems there are many questions and suspicion/skepticism but not a strong argument against the program itself.
So to me, it comes back to Westwood Station itself. If you think what's currently proposed is going to be a net negative to quality of life in town, vote no. Otherwise, vote yes and let's get on with this thing.
Comments
Actually, it's more practical than political
Dave, the reason the town needs to participate in I-Cubed is because the town has the ability to place a first lien on the property in the event that the developer defaults on their bond payments to the State. Here's how I see it -
1. The State is floating a bond to pay for roadway and infrastructure improvements. This means the State is incurring a debt obligation that it must pay back to bondholders. This money is NOT being loaned to the developer so there is no lien available to the State.
2. The reason the State is willing to float the bond is that projected "new" tax revenues from Phase I of Westwood Station project will offset the cost of the bond payment. In other words, the State expects to make more money from new taxes than it will pay in bond payments. Therefore, it's an economic development project for the State.
3. The risk to the State is that the developer's don't finish the project OR that the finished project doesn't generate enough new tax revenues to offset the State's bond payment. So how does the State protect it's interest in the project?
4. By making the Town of Westwood liable for a small portion of the bond, it provides the legal mechanism for us to be able to attach a lien to the property.
So what about the risk to the town? Well, to reduce the risk to the town, the I-Cubed agreement requires the developer to put 2 years of bond payments into a reserve fund for the town. If the reserve fund proves insufficient to make the bond payments, the town must make up the difference. However, the town can add the cost of the bond payments to the developer's property taxes. If the property taxes go unpaid, the town can place a first lien against the property, ahead of any mortgage holders. The town, state and other independent experts estimate that the developed property will have an assessed value of around $100 million against the town's maximum obligation of $6 million.
The TRUE cost of WW Station
The issue of 6 million dollars is not the stumbling block for me. My primary problem in supporting the I-cubed and the zoning articles to support the Westwood Station changes, is one of TRUST.
When Westwood Station was proposed to us those many years ago, Mr. Rafsky (currently of the Planning board) told Town Meeting that it would be a ‘pedestrian-friendly’ site with the feel and panache of Newbury Street. A few nice restaurants, some small shops, some studio and one bedroom condos and needed tax revenue for the town. Who could object? Virtually no one did. It seemed like a win-win, no brainer. So we voted ‘yes’.
However in subsequent Town Meetings Selectwoman Nancy Hyde along with Mr. Rafsky, once again, told us that the project now needed to be 140+ acres large with big box stores like Best Buy, Wegmans, Target, a couple hotels and 55,000 cars per day . We were told that the project could not survive economically if it were smaller. And of course if the project couldn’t survive economically, the developer would go elsewhere and we’d end up with no new tax revenue and a hole in the ground on University Ave. So, although our original vision for our ‘pedestrian-friendly’, Newbury Street type development was gone, we voted ‘yes’ in order to preserve some hope of tax revenue.
Now we are hearing the opposite (again). We’re being told that in order to survive, the developer needs us to approve this small project (about 10 acres), with no commitment to anything beyond these big box stores (Wegmans and Target).
The state infrastructure support is being held up as the key to success this time. But in previous Town Meetings we were told the plan always included the assumption that the developer would pursue the state for infrastructure support. The I-cubed funding is simply the mechanism available at this time.
There is no debating the fact that we have been told one thing and then had something else delivered to us for a vote at the next Town Meeting. Given that, how do we know what we’ll be getting if we approve the articles in question? In combination with the fact that I-cubed is a new, untried and untested state program, and that the developer is now arranging funding via an Irish financial institution which has been taken over by the Irish government due to its financial woes. It seems to me that my (and others’) concerns about TRUST are well-founded.
While 6 million dollars may seem like a lot to put at stake…losing the public trust is a much higher cost.
How will Town Change
I agree with KJ in that this town has been issuing promises for years and each year the promise changes but the demand remains the same.. that is vote YES or else.
We are now being given a proposal that could fit in on Route 1. Has anyone asked themselves or their families how does this change our town. Westwood will never be the same. Once the strip mall is in they can just continue to add to it. Chris did a great job presenting last week but he did say with conviction that the rest of this area will be developed.
So where are we left in that picture? Where are all the promised controls? Where is the fire and police substation? Where is the traffic mitigation money? Where is the high end shops and lifestyle center? This is not the start to a lifestyle center. Where is the protection of our drinking water. 80% (or a large percentage) of the town's drinking water comes from wells under this area. We were originally told that surface parking would negatively impact our drinking supply and we needed garage parking. Oops. That has also changed. The questions continue and continue as far as I am concerned. I hope people really think about what they are voting for tonight.
Mr. Craine you assume a lot
Mr Craine you first say to me "Forgive me for saying but you come across as vindictive, advocating a "no" vote on I-Cubed to get back at all the people who you seem to have a personal beef with". Mr Craine first of all you "ass u me" alot. The way I feel about Westwood Station,CC&F and our BOS is not personal. Yes you are correct these people have worked very hard. That does not mean a resident should jump on board to their way of thinking. Should we as residents just be happy for the scraps that are thrown us? This development was suppose to stabilize our tax base and you think 1 million is going to do that? It is not the fault of the economy it was the greed of CC&F and our BOS that has put us in this position. You also say " I also get the impression that you have not been present at the I-Cubed informational sessions". No Mr Craine I actually sat down with Chris and talked to Paul Mc about the I-Cube funding. Your the person that walked away from a meeting hearing what you wanted to hear and not the facts. Seeming I spoke with our State rep and Chris let me see if I can explain this to you. The 49 million from the state is grant money and does not have to be paid back. It has nothing to do with the I-Cube funding unless our BOS made a deal with the state or visa versa which no one can show me on paper.
The 6 million is money that will have to be paid back and however you look at it the town is on the hook.
You say 1. "The State is floating a bond to pay for roadway and infrastructure improvements. This means the State is incurring a debt obligation that it must pay back to bondholders. This money is NOT being loaned to the developer so there is no lien available to the State".
Mr Craine the bond is the 6 million that we are being asked to vote on, it has nothing to do with the 49 million that is FREE money for infrastructure from the state. I will say this one more time one has nothing to do with the other.
2. Mr Craine says "The reason the State is willing to float the bond is that projected "new" tax revenues from Phase I of Westwood Station project will offset the cost of the bond payment. In other words, the State expects to make more money from new taxes than it will pay in bond payments. Therefore, it's an economic development project for the State".
One more time Mr Craine 49 million is FREEEE money grant money... Why should we be asked to be on the hook of a 6 million dollar bond?
3. Mr Craine says "The risk to the State is that the developer's don't finish the project OR that the finished project doesn't generate enough new tax revenues to offset the State's bond payment. So how does the State protect it's interest in the project?" The state is willing to do 49 million dollars worth of FREEEE infrastructure work. If we vote NO on the I-Cube the state nor the town has to worry about the 6 million.
4. Mr Craine says "By making the Town of Westwood liable for a small portion of the bond, it provides the legal mechanism for us to be able to attach a lien to the property." HELLOOOOO Mr Craine the 49 million is NOT part of a bond, it is FREEE grant money to do infrastructure work. The town is responsible for 100% of the 6 million dollar I-Cubed bond money.
I'm sorry to say Mr Craine that you called me out and you have no idea what your talking about. Clean the ear wax from your ears. You seem to think the 49 million is a bond which it is not. Do I trust CC&F to ever build what they promised "NO." Will the town be on the hook for 6 million "YES". Do I as a resident feel that Westwood Station will ever help stabilize our tax base NO. Don't ever ass u me why I am voting a certain way. I guess your the kind of person that only hears what they want to hear and reads only what they want to read. My position Mr Craine read carefully. If the state wants to do 49 million dollars worth of FREE infrastructure work for Westwood pit stop, so be it. As a resident the 6 million of I-Cube funding I as a resident just don't support. I don't believe this developer has lived up to 5% of what was promised the town. The town has given this developer 100% of what he has asked for in the past.
3 beer and wine licenses, not counting Wegmans
There are three beer and wine licenses for markets that will become available and there may be more than three petitioning for the licenses. I did not vote at town meeting on the Lamberts license feeling I was to close to the whole liquor license subject. I am considering petitioning the town for one of the licenses. If I did it would be NEW tax revenue for the town.
comments censored?
I understand someone is removing the "spam" comments, but is someone censoring other comments entered here? There was a comment from one frequent blog contributor mocking another blogger (calling him a cheerleader and offering pompoms and a cheerleading outfit), but it's been removed. When I saw the comment, I was surprised and even embarrassed someone would make those types of comments... but I was even more surprised the comment was removed. Are our comments/postings subject to censorship or are there guidelines we need to follow aside from the obvious no profanity rule (and if we don't follow this guidelines our comments are subject to censorship)? I also noticed the same frequent contributor had a prior comment was amended to not read "ASS U ME" but rather "assume" which I think was an appropriate edit... mocking another resident is weak, but posting profanity should be unacceptable in this forum and it ultimately draws attention away from any valuable insight/opinions you wish to share.
yes, comments may be moderated
The community guidelines are here:
http://westwoodblog.org/community-guidelines
This is linked to from the bottom right column of every page. I removed that particular comment not only because I felt it did not fit the guidelines but also because it was in response to an article that had been posted two years ago.
As you can see if you have followed this blog for the past 3 years...I do not censor unpopular postings. When people assert things that others disagree with--on fact or opinion--my approach is to add the clarification and encourage discussion rather than just shut it down. But I will not allow the blog to become a place where a small group of people come to call each other names and get into personal disagreements. It can start out with a couple of people we know who might be "OK" with it, but the next thing you know, it gets out of control with other people doing the same thing. I want more participation and sometimes, to achieve that, I need to exercise some editorial discretion.
Great family event Sunday at Noon!!
The Thurston Parent Teacher Organization is sponsoring its 6th Annual Fun Run on Sunday, May 16, 2010. This professionally-timed race starts at the Senior Center at 12:00 PM and follows a fast, flat two-mile loop. Same-day registration opens at 11:00 AM. This is a great event for the whole family...runners and/or walkers!
At the end of the race, participants and their families will celebrate at the finish line with music, snacks, awards, and great raffle prizes. The Race Committee will award prizes to the overall winners and age group winners. There are also Special Award categories for Thurston students and employees! T-shirts go to the first 100 registered runners. Walkers are also encouraged to participate.
This year’s race includes a recycling opportunity for the athletes. Julie Nassif, Thurston’s Fun Run chairperson explains,” We are collecting old, worn-out running shoes, which will be recycled and made into material used for new track surfaces. Runners go through shoes quickly, so please check your closets and bring your old shoes to the collection point near the starting line.” Additionally, race organizers will be accepting non-perishable food items for the Westwood Food Pantry.
Race registration forms are available online at http://www.racemenu.com/event/show_detailed/6894 and are available at the Main Branch of the Westwood Public Library, or at the Thurston Middle School Office. Registration costs $10 per runner, with a maximum fee of $35 per family. All proceeds will benefit the Thurston Middle School PTO.
My last post to Westwood Blog.
My last post to Westwood Blog. It has been interesting talking about subjects that come up in the town. I was sending a strong message to Mr Craine and maybe my comment's where wrong and I apologize. When you attack my character, like Mr Craine did, then I may go overboard like my last couple posts. I had a resident which I do not know call my house to thank me for sticking up for those residents who she said are to scared to say anything on the blog. I am done with town politics and hope everyone continues to share their thoughts on the bubble gum blog. I'm sorry Dave I couldn't exit without saying something about what you allow and don't allow. Dave please remove me from your blog emails thank you.
I hope you reconsider
Dave F -- I hope you reconsider and continue to post your thoughts. You have a lot to say and clearly represent an opinion that others may not be too comfortable sharing in such a public forum.