TIME & PLACE:
Meeting August 1, 2001 at 7:00 PM at Canterbury Town Hall
Earl Hall - of the Economic Development Committee
Mike Capone Selectman Representative
Meeting began at 7 PM, with guest Earl Hall of the Economic
Re: Industrial Park at Exit 18
Features of The Property
Economic Development Committee (EDC) committed to getting a
tax base from the town land at Exit 18. Have tried to sell all
65 acres there as one parcel, but were unsuccessful. Decided
Surveyed 20 acres out of the 65. Did not deal with the remaining
45 acres since they are across a 70 ft. ravine. (this makes
development problematic). However, land on the other side of
the ravine is beautiful. There could be visibility from RT.
93 if that was important to prospective customers.
20 acre parcel was subdivided into four 5 acre parcels. Zoning
in industrial park is 2 acres, even though parcels are 5acres.
If someone wants a smaller parcel, lot line can easily be adjusted.
Easier to make a smaller parcel from a big one than to combine
several smaller lots to make one big lot.
Did level one environmental assessment. Results were fine.
20 acres appraised at $375,000.
Road was laid out on 20 acre parcel, and topsoil removed in
anticipation of development.
Subdivision also done to help out Bill Rice and his business
(owns about 11 acres in the park). Initiated land swap with
Bill Rice so town could acquire entrance on to West Road.
Earl: Were aware people think theres nothing going
on down there, but the EDC is trying to protect the interest
of the town. EDC doesnt feel a lot of pressure to develop
the site if the development isnt in the towns best
Mike: Concern of EDC all along has been not to give the land
away. Its been sitting there for 65 years so far, whats
another 4 or 5 years so long as we can get it developed the
way we want.
Seems like development pressure is squeezing down from Exit
20 and up from Exit 15. Soon the land will be more valuable.
EDC wants to bring an intelligent choice to the town.
EDCs big thrust is DONT INDEBT THE TOWN.
Current Plans for Industrial Park
EDC Talked with Central Regional Development Corporation (CRDC),
the group who did the Delta Dental development at exit 15. CRDC
is a not for profit corp. who finds customers for development
Talked with the director (Neil Caher?). Got to the point where
the town almost was going to work with CRDC to develop at exit
18. However, town would have taken a back seat to CRDC.
This year EDC decided to do more themselves instead of cutting
deal with CRDC. Told CRDC to back off. EDC sent out many packages
about the property (to Tamposi, etc.) Some interest, but nothing
Most important hang-up is lack of a road. Prospective buyers
dont want to build the road. EDC wants to, but the town
EDC now applying to a group out of Concord Community
Building Finance Association.
A town submits an application for a development project. If
accepted, funding is "interesting". Say a town puts
in an application for $80,000 to build a road. If approved,
the town would go out and solicit people to contribute to the
plan. Companies who contribute give money to CBFA, and can then
take that contribution as a direct tax credit off their bottom
line. Banks who make contribution to CBFA get a tax write off
too. CBFA takes 20% of the money the town has raised to fund
their operation, and give 80% of the money back to us to build
the road. So our town would need to raise $100,000 to get the
$80,000 wed need for the road. CBFA has the authority
to do this (even though the it sounds like a scam).
Earl thinks we could have already have had construction at exit
18 if town had gone with CDRC, but a lot of equity would have
been eaten up by elaborate road with granite curbs, extensive
sub-drainage, etc. EDC not sure this type of road necessary.
If the town itself can get the road built, we can go back to
CRDC with more equity in the land and be more equal partners.
Idea was as we sold lots, we could use the money to keep extending
the road to attract other buyers.Concerning land at exit 18
and the town:
All the time that the EDC has met, they felt that the town would
probably want one of the lots.
EDC wouldnt make a recommendation as to which lot they
feel would be the best for the town. Committee feels that use
would dictate which lot.
However, there are covenants on the land. Want the industrial
park to be esthetically pleasing for all. Dont want unsightly
equipment hanging around, etc.
Kent asks: if Town garage was built there, would equipment need
to be kept around back?
Answer: Yes, or building would need to be large enough to house
all the equipment and the sand pile all the time.
Ken Jordan asks: So EDC not predisposed to say no to the Town
building a public works garage at exit 18?
Earl: No, I dont see any problems with it so long as the
town adheres to the covenants. (Earl will forward the CBNC a
copy of the covenants).
Ken Jordan: Part of our discussion was that perhaps building
public works garage at exit 18 would breathe life into the development
and spur other growth.
Gordon Jackson: Personally think that if the new town garage
looks like our other town buildings that prospective buyers
will go elsewhere.
Ken Jordan: Is there an advantage or a disadvantage to putting
public works at exit 18?
Earl: I would personally hesitate to put municipal building
on industrial land in an area where there is the potential to
create a considerable tax base for the town. If you take an
assessed value per acre of $18,750 and put a 150-500 building
on top of that, youve created quite a tax base. Multiply
by four additional parcels of land, and the town gets a lot.
Multiply by only three (if one lot taken up by the garage) and
you diminish the return.
Mike: Think the covenants (on the industrial park property)
might also restrict Phil Stones ability to work (by always
having to keep everything neat and covered up).
Ken Jordan: The town is restricted in expanding in many ways.
70% of the land is restricted because we cant build new
roads or new subdivisions. If town needs improvement in municipal
buildings that are a tax burden, then it really needs to take
care of any resource which will improve the tax base. Since
the industrial tax base is limited, too, town must really work
to protect it.
EDCs main thrust is to provide a tax base to the town, not to
indebt the town and a municipal building is a tax burden, not
an addition to the tax base.
Since any land in Canterbury that can be developed is limited,
and the industrial park is an especially attractive parcel for
development, the EDC wants to be very careful about what goes
EDC working to develop road in industrial park to attract buyers.
Feel that this will build equity in the land and help the town
be more equal partners in any future development. EDC also thinks
that land becoming more valuable as development moves down from
exit 20 and up from exit 15.
While EDC not predisposed to say no to town garage at exit 18,
any building would have to adhere to covenants on land as far
as keeping the industrial park esthetically pleasing so as not
to repel prospective buyers.
NOTE: If we assume there is enough land for the town
garage to go at the dump, the majority of the committee says
yes, thats the place it should go.CBNC regular business
Its going to take a few meetings to hash over the pieces,
and perhaps a month for the committee to write a recommended
Any items that may be put before the town in March need to be
worked on in November to allow time for notices of public meeting,
Kent: We would do well to provide a strong conceptual report
including what we have found, what we are facing, what are our
options and the recommendations of the committee.
Public Works garage has become the crux of the plan where
does it go?
Mike: Has the cornfield across from the school been considered?
Has anyone researched what it would be to purchase it? Weve
rightly concentrated on the land the Town already owns. But
if it doesnt work or if it doesnt fit, maybe we
should look at private parcels that might be available.
Ted West: When studying possibilities for the library, it still
seemed more cost effective to use the land the town already
Without buying land, we have only three places: center, dump,
and exit 18.
Update on Landfill Cap:
The issue of capping landfills is starting to creep onto state
radar screens. There are some reserve funds available traced
back to 1985 town meeting where funds were set aside for land
fill closure costs. Think were safe in saying well
have money for coring and testing to see extend of landfill.
If we can better define where the landfill is, well have
a better idea of the room available for building public works
garage there. The money will help us to do preliminary work
to get ahead of the curve and give the state info before they
ask for it. We have more questions then answers now.
Town trying to get info from the state. Is there a legitimate
need to cap the dump, or is the state pushing it because of
some guideline that doesnt really apply to us? How much
do we have to do to meet state requirements (ahead of time if
Ted West: Lets assume there is enough land for the town
garage to go at the dump. How do people feel about moving it
there? Majority says YES, thats the place it should go.
Gordon Jackson convinced there is enough room at the dump since
the land from burn pit/compost area to Baptist road shouldnt
have landfill in it, only ash from the old incinerator.
Mike: Cant just start digging out there to see whats
there. State would probably want to be there to observe and
make sure land meets their requirements.
Kent feels recycling center and highway department go together
since they can share equipment. Departments have similar uses
We need to keep even minor points in mind (like accessibility
to salt and sand for homeowners.)
Is there a possibility of acquiring additional land at dump
from abutters? Issue will be pursued. Perhaps we can exchange
land for road access or road building?
(Discussion continues while looking at map of recycling center
land as to how R. center and Highway Dept. might be organize
Public works and dump can have separate gated entrances so access
to sand preserved
if public works moved to the dump the
town could probably do most of the work
Mike will be talking
to selectmen about capping issue
will pursue land acquisition,
though its not a simple matter due to a civil dispute
concerning landowners adjacent to the dump
Committee feels as a whole that a new public works garage would
best be sited at the Recycling Center
Points to be resolved:
Can we acquire additional land at the dump from the abutters?
How far does landfill extend?
What is the story on the state requirement to cap the landfill?
How much land would we need to build an appropriate Public
Can we get an estimate on cost of p. w. garage regardless
The next meeting will be in one week, on 8/8/01 at 7 PM at Canterbury