HomeMy WebLinkAboutBOA 08/09/2023 (2)Town of Mansfield
RECEIVED 6Park Raw, Manrfreld, Massachuret6s 02048
OWN CLERKS OFFICE .Boardof.Assessors
Dana J. St. James, Clerk
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Psi S"gFIDEFTIAL
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BOARD OFASSESSORSMIIVUTES
FOR EXECUTIVE SESSIONS) CALLED UNDER G.G aMa X21(S)(7) TO
COMPLY WITH G.L.c. 59 SECTION 60
Wednesday, August 9, 2023 Meeting
1. At 7:36 p.m., during the Town of Mansfield, MA Board of Assessors
("BOA") open meeting, Dana J. St. James moved that the BOA to into
Executive Session. The motion passed unanimously by roll call vote, and
the Executive Session commenced at 7:37 p.m. in in the WC Room on the third
floor of the Town of Mansfield Town Hall.
2. A roll call revealed that the following people were in attendance:
0 Greg Matoian, Chair,
b) Dana J. St. James, Clerk,
c) Ann MacCarthy, (non -voting, Chief Assessor), and
d) Attorney James Sullivan, Counsel to the BOA.
No others were present at the Meeting. During the Meeting the audio -video
equipment was not operational and no one else was in proximity to those in
attendance to enable them to hear any of the meeting's discussions.
3. This Executive Session called under G.L. c30A s21 (a)(7) was to comply
with G.L.c.59 Section 60 and the BOA'did the following:
a) The BOA reviewed and approved the Executive Session minutes of
the June 28, 2023 BOA meeting by unanimous vote.
b) Attorney Sullivan updated the BOA on pending ATB cases. At our
previous Executive Session on June 7, the BOA authorized Attorney
Sulliven to assess getting an appraisal of 31 Plymouth Street to
support resolution of an associated ATB case. Attorney Sullivan
presented to the BOA the LandVest quote stating the appraisal will
cost $10,000 (See Attachment A). Based on his assessment of the
Ji strength of the taxpayer's case the BOA decided to table getting an
appraisal at this time.
CONFIDENTIAL
c) The BOA asked Attorney Sullivan to attempt to negotiate a settlement
for the ATB cases brought by Forbes 171 LLC subj ect to BOA
approval.
d) The BOA reviewed and voted on exemption applications received. 22
were approved and 5 denied based on the evaluation of the objective
criteria required in order to receive such exemptions.
e) There being no further business, at 8:3 8 p.m., after a unanimous roll
call vote, the Chair closed the Executive Session and resumed the
public meeting.
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,G�t/e�rth� ls, Zo23
Date
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LandVest
August 9, 2023
James F. Sullivan, Esquire
Law Office of James F. Sullivan
P.O. Box 1712
Plymouth, MA 02362
isul livanP iamesfsullivan.com
Re: Proposai forAppraisal Services
31 Plymouth Street
Assessors Map 44 Lot 801
Mansfield Massachusetts
Dear Jim:
31 Plymouth Street, Mansfield, MA Proposal
August 9, 2023
Pursuant to your request I am pleased to submit this proposal to estimate the market value of
the fee simple interest in the above -referenced property in Mansfield, Massachusetts. Per public
records this property consists of a 13.5-acre parcel of land improved with a 203,520 sq ft
industrial -warehouse building. The building was originally constructed in 1980 per municipal
records.
This appraisal is requested in conjunction with real estate tax assessment appeals for Fiscal Years
2019, 2020, 2021, and 2022. The intended users of this appraisal will be Attorney James F.
Sullivan on behalf of the Town of Mansfield, MA Board of assessors, and potentially the
Commissioners of the Commonwealth of Massachusetts Appellate Tax Board.
Scope of Services
My appraisal services will include a personal inspection of the subject property and the
Immediate market area. A detailed investigation of the surrounding market, zoning bylaws and
other land use controls and market conditions will also be conducted. The appraisal will consider
all applicable approaches to value. I anticipate the Income Capitalization approach to be most
applicable with supported from the Sales Comparison Approach.
The results of this study will be presented in an appraisal report which will conform to the
Uniform Standards of Appraisal Practice of the Appraisal Foundation, the Standards of
Professional Practice (SPP) and Code of Professional Ethics (CPE) of the Appraisal Institute.
Phase 1 of this assignment will involve inspecting the property; a review of zoning and other land
use controls; analyze the surrounding market area; Identify and analyze comparable rental data,
and comparable sales data that occurred around the dates of valuation, along with vacancy rates,
expense information and capitalization rate data. I will then estimate the market value of the
fee simple interest in the property for the four dates of valuation referenced below:
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LandVest,
31 Plymouth Street, Mansfield, MA Proposal
August 9, 2023
Fiscal Year 2022 (111/2021)
Fiscal Year 2021(1/1/2020)
Fiscal Year 2020 (1/1/2019)
Fiscal Year 2019 (1/1/2018)
The fee for this portion of the assignment, which will Include preparation of market data and
valuation exhibits but not a narrative appraisal report will be $6,500. 1 anticipate completing
Phase 1 within 45-55 days of receiving authorization to proceed. If you would like LandVest to
proceed, please sign one copy of the proposal and return it to us. The customary retainer has
been waived.
Phase 11, which I will not undertake until I receive authorization from you, will entail finalizing a
review and analysis of market data and value conclusions. and preparation of a narrative
appraisal report. The fee for this phase will be an additional $3,500, which will result in a total
fee for the appraisal portion of the assignment of $10,000.
Litigation support, pretrial preparation and testimony at the Appellate Tax Board, if necessary,
will be billed at $400 per hour for me as principal.
1 Thank you for giving me the opportunity to be Involved with this real estate matter. If you have
any additional questions regarding this proposal or the scope of services please contact me.
Sincerely,
LandVest, Inc,
Christopher H. Bowler, MAI, SRA, CRE
Senior Appraiser and Advisor
MA Certified General License #495
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K
LandVest
AUTHORIZATION:
31 Plymouth Street, Mansfield MA Proposal
August 9, 2023
It is a condition to this engagement that the total liability, In the aggregate, of LandVest and its
officers and employees, for any claim brought by the Client in connection with this engagement
shall not exceed the total compensation received by LandVest under this agreement, except for
any liability arising from LandVest's gross negligence or willful misconduct.
If this proposal meets with your approval, please sign and date where provided below. Receipt
of a signed or scanned copy, along with the requested retainer, will be interpreted as
authorization to proceed with Phase I. The final invoice will be delivered upon completion and
payment is due within 30 days of the invoice date. Balances not paid within 30 days may be
subject to Interest at 1.5% per month (18%annually).
AGREED:
Client Signature Date
Telephone# Fax# E-mall Address
* The costs and schedule set forth in this proposal are guaranteed for 15 days from the date
hereof; thereafter LandVest may adjust its proposal as necessary, per current pricing standards
and scheduling needs. I:
Checks should be made Payable to LandVest, Inc. and sent to:
LandVest, Inc,
Attn: Accounts Receivable
One Capitol Street
Suite 30b
Concord, NH 03301
Please Include the Project Number in the memo section of the check.
Wire and ACH Instructions:
Receiving Bank:
ABA Routing #:
Receiving Bank Address:
Beneficiary Name:
Account Number:
M&T
022000046
Loudon Road, Concord, NH 03301
LandVest, Inc.
9887464718
Account Name: LandVest, Inc.
Account Contacts: Elizabeth Brakhage 603-451-2713
Angie Dubie 603-513-2760
For assistance with BiIIPav, contact your online personal banking representatives.
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