HomeMy Public PortalAbout2017-04-11 Public Hearing and Action - 481 Mt Auburn Street TOWN OF
1630 1 WATERTOWN
Office of the Totun Manager
Administration Building
149 Main Street
Watertown,MA 02472
Phone:617-972-6465
Michael J.Driscoll www•watertown-ma.gov
townmQr@watertown-ru eov
Town Manager -
To: Honorable Town Council t
From: Michael J. Driscoll, Town Manager /
Date: April 6, 2017
RE: Agenda Item—Public Hearing and Action on the Disposition of Town Real Property
via Sale—Property Located at 481 Mount Auburn Street (Former East Branch
Library)
As you are aware, the Honorable Town Council President Mark S. Sideris gave an update on
consideration of disposition of Town real property—Former East Branch Library at the March 28,
2017 Town Council Meeting (see attached).
As a follow-up to the above and for background purposes, I have attached the following
➢ Request for Proposals for the Disposition of Real Property via Sale dated October 5, 2016.
➢ Proposal to the Town of Watertown from St. James Armenian Church to purchase the
Watertown East Branch Library dated November 7, 2016.
Thank you for your consideration in this matter.
cc: Mark R. Reich, Esquire, KP Law
Steven Magoon, Community Development and Planning Director/Assistant Town Manager
Thomas J. Tracy, Town Auditor/Asst. Town Manager for Finance
Nancy J. Heffernan, Treasurer/Collector
Francis J. Golden, Town Assessor
a83_:
Watertown Town Council
Administration Building
149 Main Street
Watertown,MA 02472
ELECTED OFFICIALS: Phone: 617.972-6470
Mark S.Sideris,
Council President TOWN COUNCIL MEETING
Vincent J.Piccirilli,Jr, TUESDAY,MARCH 28,2017 AT 7:15 P.M.
Vice President RICHARD E.MASTRANGELO COUNCIL CHAMBER
Michael F.Dattoli, AGENDA
Councilor At Large
Aaron P.Dushku,
Councilor At Large
1. ROLL CALL
Susan G.Falkoff,
Councilor At Large 2 PLEDGE OF ALLEGIANCE
Anthony Palonaba,
Councilor At Large 3, PUBLIC FORUM
Angeline B.Kounelis,
District A Councilor 4, EXAMINATION OF RECORDS OF PREVIOUS MEETINGS
Minutes of the March 16, 2017 Town Council Meeting
Lisa J.Feltner,
District B Councilor
5. PRESIDENT'S REPORT F.
Kenneth M.Woodland, Update on Consideration of Disposition of Town Real Property—Former East Branch
District D Councilor -_> Library
6. UNFINISHED BUSINESS FROM PRIOR MEETINGS
Confirmation of Reappointment of Eileen Hsu-Balzer to the Cable Access Corporation
Board of Directors
7. PUBLIC HEARINGS
A. Public Hearing and Vote on a Proposed Ordinance to Modify Hours of Operation
of the Administration Building
B. Public Hearing and Vote on a Request for a Letter of Support or Non-Opposition
for a Reeistered Mariivana Disnensary Pronosed for 23 Elm Street - NS AJO
Holdings, Inc.
Natural Selections Watertown Presentation
NS AJO Holdings Inc. - Watertown Filing
Northglenn Shonnimg Center Letters of Suonort-Natural Selections Colorado,
Northglenn Tax Denartment Letter of Good Standing-Natural Selections Colorado
8. MOTIONS, ORDINANCES, ORDERS, AND RESOLUTIONS
A, First Reading and Referral to the Planning Board for Public Hearing a Request to
Amend the Zoning Ordinance to Allow Assisted Living Facilities in the I-3 Zone
by Special Permit with Site Plan Review
March 28, 2017 Town Council Meeting
Statement of Town Council President Mark S. Sideris
......
Status of Disposition of Former East Branch Library
The Watertown Free Public Library was renovated and expanded and reopened in August of
2006. Today, there are 33,000 visits at our library each month and our library is open more
hours per week than any other library building in the Commonwealth.
Given the considerable use of the Town's main library building, the two former branch libraries
closed as of June 30, 2006, almost eleven years ago. The Town Council voted to move forward
with every effort to lease the former branch library properties. A Former Branch Libraries Re-
Use Advisory Committee was formed and three requests for proposals for lease of those
properties were issued without any responsive bidders, as the investment required to make use of
the properties makes leasing unworkable.
On November 7, 2016 the Town received a proposal from the St. James Armenian Church for
the purchase of the former East Branch library property. This was the only response to the
Town's request for proposals. The proposed purchase price of$1.2 million exceeds the Town's
minimum bid price of one million dollars. It is the expectation that, in the long run, the former
library property will be integrated into the neighboring St. James property.
The Town and St. James Church have been working cooperatively on terms of the sale which
would be in the best interest of both parties. This includes a prohibition on the use of the
property for parking and limitations on non-church uses.
Final approval of sale of Town property requires a vote of the Town Council. However, input
from the public is very important whenever the sale of Town property is being considered. I am
therefore placing this matter on the agenda for the April 1 lth meeting of the Town Council for
action after a public hearing, so that any member of the public may be heard. Of course,
representatives from St. James Armenian Church will be invited to attend and speak as well.
I look forward to a full discussion and final decision on the sale of the former East Branch
Library property at that time.
Thank you.
Town of Watertown
Disposition of Real Property via Sale:
Property located at 481 Mount Auburn Street
Watertown, MA, 02472
Map 1201, Parcel 63-1
Request for Proposals
1630 -
October 5, 2016
RFP Due: November 7, 2016, no later than 1:00 pm
Public Bid Opening Immediately Following—Purchasing Agent's Office
Contract: Raeleen Parsons, Purchasing Agent 617-972-6414
purchasing@watertown-ma.gov
TABLE OF CONTENTS
Page Number
I INTRODUCTION AND BACKGROUND 3
A. Background 3
II. KEY DATES FOR PROPOSAL 3
III. PROPOSAL INSTRUCTIONS 4
A. Instructions to Proposers 4
B. Site Visit 5
C. Questions and Clarifications 5
D. Notification of Award 5
E. Purchase and Sale Agreement 5
IV. PROPOSAL REQUIREMENTS 6
A. Minimum Requirements 6
B. Financial Requirements 6
C. NatureofUse 7
V. SELECTION PROCESS 7
VI. PROPOSAL SUBMISSION REQUIREMENTS 7
A. Submission 7
B. Contact Information 7
APPENDICES
APPENDIX A—Certificate of Non-collusion 9
APPENDIX B—State Taxes Certification Clause 10
APPENDIX C—Price Proposal—worksheet 11
APPENDIX D —Legal advertisement 12
APPENDIX E —Disclosure of Beneficial Interest 13
APPENDIX F— Zoning/Site Map&Facilities Assessment Study 15
2
SECTION I. INTRODUCTION AND BACKGROUND
The Purchasing Agent for the Town of Watertown, at the direction of the Town Manager, is soliciting
proposals from interested parties for the disposition by sale, of the property located at 481 Mount
Auburn Street, Watertown, MA, 02472, Map 1201, Parcel 63-1. The property can be proposed for
rezoning, and the Town will consider any such request based on an appropriate future use of the
property and the minimum bid price is$1,000,000.
The sale of this property is contingent on final approval and acceptance by the Town Council.
This solicitation is being conducted in accordance with the provisions of Massachusetts General Laws
Chapter 30B, Section 16 and all contracts for sale must be strictly awarded in accordance with the
requirements of the Request for Proposal regarding Real Property Transactions. If it becomes necessary
to revise any part of this RFP or otherwise provide additional information, an addendum will be issued
to all prospective proposers who received copies of the original request.
A. BACKGROUND
The former East Branch Library is a one-story brick structure,which contains 2,684 square feet not
including the attic and basement,and is located on Mt.Auburn Street, between School Street and
Boylston Street.The East Branch Library, located at 481 Mount Auburn Street,was designed in the
Colonial Revival style in 1926 by J.D. Leland&Co.,which also designed the now demolished Browne
School in 1930. The firm designed a number of high-styled homes in Brookline,among other areas.
The library building retains its original architectural integrity. Originally,the East Branch was a small
one-room store front reading room that the town rented in Coolidge Square beginning in 1917. The
reading room had only 24 seats and quickly became overcrowded. Amazingly,the small outpost
supported a circulation of 18,000 volumes in 1918 and grew to a staggering 65,000 in 1925, supporting
the need for a new and expanded library space.
Additional information concerning the floor plan of the building is included in the Facilities
Assessment Study(See Appendix F). The Town is proposing to sell the building and the .28076 acre
parcel upon which it is situated. The property is within the T (Two Family) zoning district. (See
Appendix F,Zoning and Street Maps).
In 2007, the Town of Watertown evaluated the East Branch Library as part of a Facilities Assessment
Study for all municipal facilities (See Appendix F). Conducted by B. Goba &Associates, the Study
concluded that the building was in moderate condition but declining and would require substantial
improvements to remain functional, regardless of its future use. While the site, exterior, and building
structure were considered to be in good condition at that time, the windows, MEP (mechanical,
electrical, plumbing) systems, fire alarm, and handicap accessibility all require major upgrades. At the
time, it was estimated that the cost for these improvements would be just under $1.4 million. The
property can be proposed for rezoning, and the Town will consider any such request based on an appropriate
future use of the property.
SECTION II. KEY DATES FOR THIS PROPOSAL
Kev dates for this Pronosal
September 30,2016 Watertown TAB
3
October 5,2016 Advertise in Central Register
October 5,2016 RFP available to the public on the Town of Watertown
website
October 7,2016 Second Advertisement in Watertown TAB
October 25, 2016 Last day for questions to Purchasing Agent
November 7,2016 Proposal Due in Purchasing Agent's Office,no later than 1:00 pm
Public Opening to take place immediately following.
Within 30 days Recommendation to Town Manager for Approval
SECTION III. PROPOSAL INSTRUCTIONS
A. INSTRUCTIONS TO PROPOSERS
1. Attention of all proposers is directed to Chapter 30B section 16 of the General Laws of the
Commonwealth of Massachusetts governing transactions involving real property and to all
other applicable sections of the General Laws as most recently amended which govern the
award of this contract.
2. The Town may cancel this REP, in whole or in part, or may reject all proposals submitted
in if it is deemed to be in the best interest of the Town.
3. Required forms are provided by the awarding authority in the appendices attached.
Proposals shall be in ink or typewritten and must be presented in an organized and clear
manner.
4. Questions or clarifications rising from these documents shall be submitted to the
Purchasing Agent in writing. They must be submitted in accordance with section I1 "Key
Dates for This Proposal".
5. Each proposer shall acknowledge receipt of any and all addendum issued to the Request
for Proposal by so indicating in the Cover Letter/General Response. Failure to do so shall
be cause to reject the proposal as being unresponsive.
6. The proposer shall sign the proposal correctly in ink or in the case of an organization,firm,
partnership or corporation, a person having the legal authority from said organization to
sign the proposal will sign the document.
7. Proposers may correct, modify or withdraw the original proposals on or before the date and
time as stated in the "Legal Advertisement". Corrections or modifications shall be in
sealed envelopes, clearly marked to indicate the contents, with the name and address of the
Proposer. Any late correction or modification to the proposal will not be accepted. A
proposer who wishes to withdraw a proposal must make a request in writing.
8. Each proposer shall be presumed to have read and be thoroughly familiar with these
documents. Unfamiliarity with these documents shall in no way relieve any proposer from
any obligation in respect to his/her proposal.
4
9. It is understood that the Proposer's offer to the Town of Watertown will remain valid for
60 days past the submission deadline unless an extension is mutually agreed upon between
the proposer and the Town.
10. The proposer's attention is directed to the fact that all applicable state laws, municipal
ordinances, and the rules and regulations of all authorities having jurisdiction over real
property transactions shall apply to the contract throughout, and they shall be deemed to be
included in the contract the same as though herein written out in full.
11. It is understood that the proposer has submitted the Proposal in good faith and has not
colluded with any other individuals, firms, or corporations in creating the proposal to
subvert the market process. See Certificate of Non-Collusion attached(Appendix A).
12. All costs involved in preparing the Proposal will be borne by the Proposer. The Town or
any Department, Division,employee or section of the Town will not be liable for any costs
associated with the creation of the Proposal.
13. Proposals, which are incomplete, conditional or obscure, may be rejected. No award will
be made to any proposer who cannot satisfy the awarding authority that he/she has
sufficient ability and sufficient capital to enable him/her to meet the requirements of these
specifications. The awarding authority's decision or judgment on these matters shall be
final,conclusive and binding.
14. Any proposal received after the date and time stated in the "Legal Advertisement"will be
deemed"non-responsive"and shall not be opened. Unopened proposals will be returned to
the proposer.
B. SITE VISIT
Site visits to be by appointment only. Contact Raeleen Parsons, Purchasing Agent at 617-972-6414
between the hours of 8:30 to 5:00 Monday through Friday. Appointments will be made at the
convenience of available Town employees.
C. QUESTIONS AND CLARIFICATIONS
Questions requiring clarification shall be submitted in writing, email or faxed to the Purchasing
Agent's office prior to date indicated in section II in order to afford the Town adequate time to respond
with a correction or additional information prior to the deadline for submission of proposals. Should it
be found necessary, a written addendum will be incorporated into the RFP and will become part of the
contract. Those who have received a copy of the RFP will be notified of such changes.
D. NOTIFICATION OF AWARD
All proposers will be notified of the selection decision within 45 days of the date proposals are due to
the Town unless otherwise notified by the Town. In no case will the award be made beyond 60 days
unless both parties agree to extend the period of time in which the proposal is valid.
5
E. PURCHASE AND SALE AGREEMENT
This Request for Proposal, as well as the selected Proposer's proposal, and any addenda to that
proposal, will become part of the purchase and sale agreement. Submit the signed Purchase & Sale
agreement with your proposal submittal,which is subject to final negotiation.
SECTION IV. PROPOSAL REQUIREMENTS
A. MINIMUM REQUIREMENTS
Proposers must meet the following minimum requirements:
1. Bid must meet minimum amount of$1,000,000
2. A$5,000.00 deposit is required with RFP Submittal in the form of a Bank or cashiers
check made payable to the Town of Watertown and will be credited to the purchase
price at the time of the closing.
3. Bidder must agree to close within 90 days after Town Council approval of sale unless
date is mutually agreed to be extended by both parties.
4. The proposal must be from a qualified business, corporation, partnership,firm or
individual.
5. All proposals shall be submitted to the Office of the Purchasing Agent, as stated in
"Legal Advertisement"-Appendix D. Each proposal shall be in SEALED envelopes,
clearly marked on the outside of the envelope to indicate the contents,and the name
and address of the proposer.
6. The proposal must be received in the Purchasing Agent's Office before the deadline
for receipt of proposals,and must be complete(must include or address all items
specified in Section VI--Proposal Submission Requirements).
7. The Proposer must have signed both the Certificate of Non Collusion(Appendix A)
and the State Taxes Certification Clause(Appendix B)and include them in the
proposal package.The proposer must also sign the Disclosure of Beneficial Interests in
Real Property Transaction form(Appendix E)included with this packet. This form is
required by State Law.
8. The proposal must be signed by an agent of the company, or an individual who has
authority to offer the proposal at the price(s)stated.
9. All responses are to include a statement that the Proposal is in accordance with this
Request for Proposal and that the proposer has read and understands all sections and
provisions herein. Exceptions, if any,are to be clearly stated.
B. FINANCIAL REQUIREMENTS
Financial submittal requirements as follows:
1. Complete Appendix C, Price Worksheet and submit with proposal
2. Minimum bid must be$1,000,000.
3. $5,000.00 Bid deposit(bank or certified check made payable to the Town of Watertown),to be
applied to the purchase price at the closing. Deposit from unsuccessful bidders will be returned.
4. Proof of financial capability to complete sale for proposed price.(ie.letter from bank,accountant,
financial statements)
6
5. Affirmative statement that proposer is willing to close within 60 days.
C. NATURE OF USE
The Town of Watertown has no restrictions on the use of the property provided all zoning and
regulatory policies in place have been met and are fully complied with unless variances before the
appropriate boards and commissions are obtained. The property can be proposed for rezoning,and the
Town will consider any such request based on an appropriate future use of the property.
The Town reserves the right to remove all items it deems to be of value from the property prior to
closing, including but not limited to book cases, shelving, and the ornamental clock currently installed
in the building on the property.
SECTION V. SELECTION PROCESS
All proposals will be reviewed by the Purchasing Agent to assure compliance with RFP requirements.
The Purchasing Agent,Director of Community Development and Planning,and staff will further
review the proposals to determine and a recommendation will be made to the Town Manager to accept
the proposal from a responsive, responsible bidder with the highest bid price that meets all of the
minimum requirements and financial requirements as stated herein.
The Town of Watertown reserves the right to reject all proposals or cancel this RFP if deemed in the
best interest of the Town.
The Town reserves the right to meet with and interview any Proposer(s)to better understand the nature
of the proposal, to discuss terms and conditions of the Purchase and Sale Agreement prior to making
final award. Town also reserves the right to request additional information or to request modification
of the proposal.
The Town is interested in selling the property at the highest price.However,the Town reserves the
right to make an award based upon a proposal that offers other than the highest price. The Town will
consider the overall quality,value,and benefit of the proposal to the Town based upon the proposed
reuse of the property and its impact upon the Town and may therefore make an award to a Proposer
other than that providing the highest price.
SECTION VI. PROPOSAL SUBMISSION REQUIREMENTS
A. SUBMISSION
One sealed envelope containing an original, one digital file and fifteen (15) copies of the proposal
marked "481 Mount Auburn Street Property Sale" must be received per the time frame outlined in
the legal advertisement- (Appendix D). It is the sole responsibility of the offerer to insure that tire
proposal arrives on time and at the designated place.
Within your Proposal, please supply each of the following items and clearly structure and label your
Proposal
1) Cover Letter including name of Agency, Firm or individual, address and telephone number,
and intended use of the property,signed in ink by someone authorized to sign such documents.
7
2) All documentation as stated in this Request for Proposals including but not limited to Price
Proposal worksheet,deposit check made payable to the Town of Watertown in the amount of
$5,000.00,certificate of non collusion,state tax certification,Disclosure of Beneficial
Insurance and financial verification.
B. CONTACT INFORMATION
Clarification and interpretations of this Request for Proposal must be requested in writing. Responses
shall be likewise furnished. The last day to submit written requests is as noted in"Key Dates" (email
preferred). After that date, no requests or questions will be accepted. Please contact the Town of
Watertown for clarification of this Request for Proposal, direct all inquiries regarding the plan to:
Racleen Parsons
Purchasing Agent
149 Main Street
Watertown,MA 02472
Phone. (617)972-6414
Fax: (617)972-6403
Business Hours: 8:30 a.m.-5:00 p.m. Monday through Friday,
ourchas ine0watertown-ma.Qov
8
Appendix A
TOWN OF WATERTOWN
CERTIFICATE OF NON COLLUSION,
The undersigned certifies under penalties of perjury that this bid or proposal has been made and
submitted in good faith and without collusion or fraud with any other person. As used in this
certification the word "person" shall mean any natural person, business, partnership, corporation,
union,committee,club or other organization,entity,or group of individuals.
FIRM SIGNATURE
ADDRESS NAME(print)
TITLE
TELEPHONE DATE
9
Appendix B
TOWN OF WATERTOWN
STATE TAXES CERTIFICATION CLAUSE
I certify under the penalties of perjury that I, to my best knowledge and belief, have filed all
state tax returns and paid all state taxes under law, I have addressed any tax liability and am in the
process of setting up a plan to satisfy said liability.
by:
* Signature of individual or Corporate Officer
Corporate Name(Mandatory) (Mandatory, if applicable)
**Social Security# or Federal Identification#
* Approval of a contract or other agreement will not be granted unless this certification clause is
signed by the applicant.
** Your Social Security Number will be furnished to the Massachusetts Department of Revenue
to determine whether you have met tax filing or tax payment obligations. Providers who fail to correct
their non-filing or delinquency will not have a contract or other a2reement issued, renewed, or
extended. This request is made under the authority of Mass.G.L. 62C s. 49.A.
10
Appendix C
TOWN OF WATERTOWN
Price PrOnnSal-Worksheet
PURCHASE OFFER(Minimum Price Bid of$1,000,000)
In meeting the requirements of the Request for Proposal documents as issued on October 5,2016.
offers the following proposed pricing for the purchase of
(Name of Company or Individual)
Property located at 481 Mount Auburn Street, Watertown,Massachusetts,Map 1201,Parcel 63-1
1. Purchase Price Offer: $
Proposed property use:
Does this proposal seek to rezone the property,and if yes,please describe:
2. Indicate Source of Payment
a. Finance:
1.Name of Financial Institution(s):
2. Pre-Approval Letter(please attach with this form
3. Evidence of ability to fund full purchase price(please describe and attach
documentation).
b. Cash:
c. Other: _Explain)
Proposer acknowledges Addenda(s) to this Request for Proposals.
The undersigned acknowledges that the sale of this property is contingent on final approval and
acceptance by the Town Council.
The undersigned agrees to abide by the terms and conditions of this pricing sheet and fully understands
the obligations they are making to the Town of Watertown by signing this form.
Company
Authorized Signature
Name and Title
Telephone/Cell phone
Email
II
Appendix D
LEGAL ADVERTISEMENT
TOWN OF WATERTOWN
DISPOSITION OF PROPERTY VIA SALE
481 MOUNT AUBURN STREET, WATERTOWN,MA
The Purchasing Agent for the Town of Watertown, at the direction of the Town Manager, is
soliciting proposals from interested parties for the disposition by sale, of the property located at
481 Mount Auburn Street, Watertown, MA, Map 1201, Parcel 63-1. The property can be
proposed for rezoning, and the Town will consider any such request based on an appropriate
future use of the property, and the minimum bid price is $1,000,000. The sale of this property
is contingent on final approval and acceptance by the Town Council.
$5,000.00 Bid deposit(bank or certified check made payable to the Town of Watertown),to
be applied to the purchase price at the closing. Deposit from unsuccessful bidders will be
returned.
This solicitation is being conducted in accordance with the provisions of Massachusetts
General Laws Chapter 3013, Chapter 16 and all contracts for sale must be strictly awarded in
accordance with the requirements of the Request for Proposal regarding Real Property
Transactions. If it becomes necessary to revise any part of this RFP or otherwise provide
additional information, an addendum will be issued to all prospective proposers who received
copies of the original request.
RFP's are available beginning Wednesday, October 5, 2016, proposals are due on Monday,
November 7, 2016, 1:00 p.m. in the Office of the Purchasing Agent, 149 Main Street,
Watertown, MA, 02472. All responses must be received in a sealed envelope properly marked
prior to the deadline. A public opening will be held immediately following that time. A
recommendation to the Town Manager for award will be made within 30 days. Specifications
and required forms are available at the office of the Purchasing Agent, 149 Main Street,
Watertown, MA, 02472. (Monday through Friday from 8:30 a.m. to 5:00 p.m. (Excluding
holidays).
The Town reserves the right to reject any or all proposals when deemed to be in the best
interest of the Town.
12
Appendix E
Disclosure of Beneficial Interests in Real Property Transaction
This form contains a disclosure of the names and addresses of all persons with a direct or
indirect beneficial interest in the real estate transaction described below. This form must be
filed with the Massachusetts Divisions of capitol Planning and Operations, as required by
M.G.L. c. 7, sec 40 J, prior to the conveyance of or execution of a lease for the real property
described below. Attach additional sheets if necessary.
1. Public agency involved in this transaction:
(Name of jurisdiction)
2. Complete legal description of the property:
3. Type of transaction: ❑ Sale ❑ Lease or rental for (term):
4. Seller(s): Town of Watertown
Buyer(s):
5. Names and addresses of all persons who have or will have a direct or indirect beneficial
interest in the real property described above. Note: If a corporation has or will have a
direct or indirect beneficial interest in the real property, the names of all stockholders must
also be listed except that, if the stock of the corporation is listed for sale to the general
public, the name of any person holding less than ten percent of the outstanding voting
shares need not to be disclosed.
Name Address
13
(Continued on next page)
5. Continued
None of the persons listed in this section is an official elected to public office in the
Commonwealth of Massachusetts except as noted below:
Name Title or position
6. This section must be signed by the individual(s) or organization(s) entering into this real
property transaction with the public agency named in items 1. If this form is signed on
behalf of a corporation, it must be signed by a duly authorized officer of that corporation.
The undersigned acknowledges that any changes or additions to item 4 of this form
during the term of any lease or rental will require filing a new disclosure with the
Division of Capital Planning and Operations within 30 days following the change or
addition.
The undersigned swears under the pains and penalties of perjury that this form is
complete and accurate in all respects.
Signature:
Printed Name:
Title:
Date:
14
ST, JAMES ARMENIAN APOSTOLIC CHURCH
UF . 8Uut1P 9 USUUSULbU88 UgUP- t;W4Ut, btibf1b8h
Kay.Pr,MAO AUnNa,Pastor
November 7,2016
Town of Watertown
Attn: Michael J,Driscoll,Town Manager
Attn: Raeleon Parsons,Purchasing Agent
Administration Building
149 Main Street
Watertown,MA 02472
Re: Proposal to the Town of Watertown from St. James Armenian Church to purchase the
Watertown Bast Branch Library
Dear Mr.Driscoll and Ms, Parsons:
Pursuant to the Request for Proposals dated October 5, 2016 (the "RFP") St, James
Armenian Church("St.James")wishes to purchase the Watertown Bast Branch Library building
and laud located at 481 Mt.Auburn Street,Watertown,MA 02472, We intend to use the property
for Church needs while enhancing the neighborhood for residents of Watertown,
Enclosed is a check In the amount of$5,000 payable to the Town of Watertown.
This proposal is Submitted by:
St.James Armeluan Church
Rev,Fr.ArakelAUalian,President
Gall Boroyan,Chairperson
465 Mt.Auburn Street
Watertown,MA 02472
Telephone: 617-923.8860
Small; derarakel r@i sthagolixom
St,dames Armenla hurch
By:
Rev.F�r,Arakel A&ialan,Pros e—
B
Gail Boroyan frpterson
BY
Lin Saha ian,Secretary
463 Monett Aubum St.,Walcdomm,10A 02472 Onice:(617)923.8860 • E-mail:info g slIngop wm
• a�twsljmnesttaledou�t.org
PROPOSAL BY ST.JAMES ARMENIAN CHURCH TO PURCHASE THE )!ORMER
EAST BRANCH LIBRARY
Background;
St.James Armenian Church("St.James")has been an integral part of the Watertown catunuuuty
for over 90 years. Since its founding by the Watertown residents in 1927, we have always been a
well-respected organization in Watertown and has served, and will continue to serve,Watertown
for many more years. Our activities include; church services, religious education, Armenian
languago instruction, church events, community programs,youth programs,service and outreach
programs, cultural events, ete. We currently employ ten Individuals and we have hundreds of
volunteers who help with our many church fimctions. Our community consists of 650 dues paid
members and well over 2,500 families that are affiliated with St.James, Approximately 50% of
thoseiuernbers live or work in Watertown, We own,free and clear,our church proper,our cultural
center,the parking lot across the street from our sanctuary and our Parish Rectory,
Non-ProfitStahis:
St.James is a church and Is therebya tax exemptand non-profit organization, Attached(Appendix
C)is our tax exempt certificate.
Offer to Purchase:
St.James proposes to purchase the Watertown East Branch Library and its land located at 481 Mt.
Auburn Street, Watertown, Massachusetts (the "Property") from the Town of Watertown (the
"Town") under Qte following terms:
• Purchase Price: $1,200,000
• No Financing Contingency
• No required rezoning of the Property
• We have received an Appraisal which indicates that the value of the property in the"T"
Zone is$680,000(not including demolition cos(s)or$340,000 per dwelling unit If tiro
Town were to re-zone the property,we believe a maximum of four residential units could
be built on fire site. Therefore,we believe that the maximum value of the properly for
residential use would be in the$1,200,000-$1,400,000 range.We also believe that duo
to parking constraints and other factors,the site has limited appeal for commercial uses.
@18539908 ri •2
Our vision for the reuso of the property
As the Town Is aware, St. Jollies has been interested in purchasing the Property ever since the
Town announced that the East Branch Library would be closed iu 2006. The opportunity to
purchase file East Branch Library represents a unique opportunity for St. James to acquire a
property which directly aborts our Church. The acquisition of the property will give St,James the
opportunity to provide better services to its parishioners mod the residents of the Town and to
ensure that oily fture re-use of the Library site is compatible with the Church and the surrounding
rosidentiah connnunity. It will also ensure that Property will not housed in a mourner which might
not be compatible with our mission, or which might not be desirable for the residential
neighborhood.
We have convened a special committee to study and make recommendations for the best long-
term uses of the Property, Our committee consists of parishioners with special talents in
architecture, law, finance and conmunity service, This committee is charged with finding uses
for the Property that will preserve the mutual interest of both parties—tho Town and the Church.
The Church realizes that a substantial investment in the Property will be required. This fact roust
be considered lit all potential and future uses for the Property.
Our proposed uses will benefit the neighborhood. We will either renovate or replace an aging
building for a low Impact use, or, lit the short term, remove the building and create au attractive
landscaped park.lVe expect little or no Impact to the trafficpnttorn iu the area.
Potential tlso of tine Property
Given the largo cost to renovate the building into a useable condition (over$2M), it is unlikely
that we will be able to use the existing building, lit the event that tine Church decides that it cannot
renovate the existing building, the plan for now would be,to remove the existing structure and
build a landscaped park on the site. This open space will be a nice amenity for the Church and for
the neighborhood until such time as a new structure is built on the site. We will keep the Town
informed of any Arturo plans and will work with the Town on any potential reuse.
The building at the Property and the associated grounds are In need of ninny major improvements
and repairs. This can be attested by several studies conducted by the Town of Watertown and by
studies that we have commissioned.
The estimates that we have received 9I10w that it would cost well in excess of$2,000,000 by
bringing tire existing building into it useable condition, Since St.James has no intention of turning
the building Into a conmterclal use,It is highly unlikely that an investment which would be well
over $3,000,000 (including the purchase price) makes economic sense for the St. James at this
time. Therefore,it is far more likely that our study committee will conclude that the best choice
of action at this time would be to remove the building and make a landscaped park on the site. At
some point in the fixture we may use the land for another purpose(such an expansion of the Church
itself, a home for our priests or another ancillary use),but no plans exist at this time, Rather, St.
James fools that this is a orate-timo opportunity to acquire the property so that it can be a benefit to
fire parishioners(many of whom are residents of Watertown)and to the residents of the Town.
edsssssos 0 -3-
Funding for the Property's Acquisition
St.Jaines currently leas sufficient funds available to acquire the Property in cash and without need
of third party financing.Attached hereto as xhlbit B is a confirmation of funds letter. Tire ability
to acquire the Property without the need forfinancing ensures that St.James will be under no short
term pressure to maximize a financial return from the Property but instead will enable us to look
to a long torn use which will be in the best interests of St.James, its parishioners, and the Town
of Watertown.
With respect to a possible reuse of the Property In the future,St.Sallies would embark upon a long-
term capital campaign to raise tine finds necessary to reuse the Property. We are experienced in
fiuxiraising efforts and in fact raised a significant amount of money in conjunction with our 75t11
Anniversary Capital Campaign (some of which will be used to acquire the Property). We would
ask our congregation and benefactors to raise the necessary capital for any reuse of the Property.
We are confident that all of the fluids necessary for any reuse would be raised in this manner.
The St.James Advantage
As stated above, St. James has been an Integral part of the Watertown community for 90 years.
We have always been a well-respected organization of Watertown and will continue to serve
Watertown for many more years. Over tine past few years, St. Saines has provided space in our
Church's cultural center located at the corner of Mt.Auburn and School Streets(on the other side
of the church sanctuary)for activities sponsored by tine following organizations;
• Watertown Family Network("WFN')
• The Charles River Early Intervention Group
• Early Intervention
United States Census Bureau
• American Red Cross
• Police coimnunity fingerprinting initiatives and other cooperation with the police
department.
+ Watertown Task Force on Substance Use Disorder
• Emergency Shelter for the klosmer School and other cooperation with the school
department.
We will continue to make space available for community organizations that provide wholesome
services to our connmmity at large.
Parishioners of St lames'have made significant contributions to the Town over the years,serving
as elected offielals, on numerous boards and conunissions and nonprofit organizations in the
Town.
We have vested interest in eating for and preserving our neighborhood. Moreover, we have the
maintenance staff available to perform the upkeep necessary to keep the Property looking its voiy
- best and enliancing the curb appeal along Mt. Auburn Street, We believe that the Church,with its
parishioners,has the ability to raise the finds necessary to renovate(lie building and(he grounds.
N48579905 vi •4-
We have longevity in the community,which will give us the ability to sustain the Property into the
future,
If(lie Town were to select another proposal for residential or commercial use,therewould be nn oh
greater impact on file Town, Including increased demand on file school system, water and sower,
traffic and parking. If St.James is selected,there will be.no or limited impact oil all of these.items,
We have ample off-street parkhig,directly across the street from the Property, this offers greater
flexibility for the potential uses of the Property. We have existing relationships with many
community organizations that will benefit from oil expanded campus,In totality, there is uo better
occupant for this property.
Tire advantages for tine Town of Watertown to select St.James as the Purchaser of the
Proporty
We are not a developer seeking to develop the site solely for private and pecuniary interests. We
have long believed that the acquisition of this site will enable us to provide more and better services
to our parishioners and to tine Watertown community. Our plan is to use the Property to servo our
Chinch and the Watertown community. We have a vested interest In keeping the Proporly and its
grounds neat and clean, St.James has the necessary fiords to acquire the property while keeping it
a place that benefits the community without much cost to the Town of Watertown,
Closing
In accordance with the requirement of tine RPP, St. James hereby confirms that it is willing and
able to close on tine acquisition of tine Property within 90 days of the date that is selected by tine
Town as the winning bidder under the RFP,
Confirmations
1. St,James hereby acknowledges receipt of the RPP and Addendunis I and 2 thereto.
2, St.James hereby confirms that this Proposal is It,accordance with the RFP,and that it has
read and understands all sections and provisions of file RM
Summitry;
St.James Armenian Church is highly regarded and respected in the community and would be the
best and most logical choice to become tine new owner of the Property, We have been interested
In the Property for over a decade and intend to use the Property to benefit both our church and fire
community in the future. We have the resources and the ability and our proposed uses of the
Property are aligned with the needs of fine community,making the Church n natural fit.
918339906_vl .3.
As stated in the RFP, St. James would welcome the opportunity to meet with any Town officials
to discuss our proposal and to answer any questions which the Town may have.
We hope that you look favorably upon our proposal. We look forward to working with the Town
to purchaso the East Branch Library,
Respectfully Submitted,
ST. JAME,SARMP,MAN CHURCH
By: `
Ro . , rakel AlJaliau,Presidout
BY' 11
ail oroypr ranparsor
By: A 1t G�i1�
Linda Sahagia ,Secretary U
114039908_vi -6-
Exhibit A
Appendices to Regnest for Proposal
048519908„r1 '7- '
Appendix A
TOWN Or, WATERTOWN
CERTIFICATE OF NON COLLMON
The undersigned certifies underpenalties ofpeijury that this bid or proposal has been made,
and submitted in good faith and without collusion or fraud with any other person. As used in this
certification the word"person"shall mean any natural person, business,partnership,corporation,
union committee,club or other organization,entity,or group of individuals
FIRM; St.James Armenian SIGNATURE: n
Church
ADDRESS; 465 Mount Auburn Street I I FAME:Rev.Fr,Makell AUalalian`
Watertown,MA 02472
1 TITLE: President
TELEPHONE 617-923-8860 I DATE: November7,2016
FIRM: St.James Armenian SIGNATURE:
Church \
_ r 1
ADDRESS; 465 Mount Auburn Stre AM ; Ghil�o0 u
Watertown,MA 02472
TITLE: Chairperson 1
TELEPHONE 617.9234860 DATE: November 7,2016
FIRM; St.James Armenian SIGNATURE:
.Church I ��LlndADDRESS: 465MountAuburnStreot NAMahagian U
Watertown,MA 02472
t TITLE: Secretary
TELEPHONE 617-923-8860 I DATE; November 7,2016
nasss9sos„yr .s.
Appendix B
TOWN Or, WATZ;WOWN
STATE TAXES CERTIFICATION CLAUSE
St. James is a non-profit, tax-exempt organization, We certify under the penalties of
perjury that to our best knowledge and belief, St. James Armenian Church has filed all state tax
returns and paid all state taxes under law,
ST. JAMES ARMENIAN CHURCH
ay;
RAV,l:r, r�rkel(�jallan,
President
By: A t f 4 G_Vl
flail BoroyaiirChairperson�
t
By: G(�
Linda SAaglan, "ecretauy
04-2152616
Federal Identification Number
uaasso�os Yi -y-
internal Revenue Service
Department of the Treasury
P. 0, Box 2608
Date; October28,2003 Cincinnati, OH 45201
Person to Contact:
St. James Armenian Church of Watertown Judy Simonson 31-04016
466 Mt,Auburn St, Customer Service Specialist
Watertown, MA 02472.4117 Toll Free Telephone Number;
WO am,10 600 I m.ger
877-829.6500
Fax Number;
613.263.3766
Federal Identification Number;
04.2152676
Group Exemption Number;
8064
Dear Sir or Madam;
,
This Is in response to your request of October 28,2003, regarding your organization's tax-exempt status.
Our records Indicate that your organization is Included in a group ruling Issued to the Diocese of the Armenian
Church of America,which Is located In New York, New York
the Diocese of the Armenian Church of America Is exempt from federal income lax under section 60f(c)(3)of the
Internal Revenue Code and is classified as a public charity,and not a private foundation,because It Is descdbed in
sections 509(e)(1)and 170(b)(1)(A)(1)of the Code.
As your organization Is included in a group ruling, it does not have an individual exemption letter, The group
exemption letter applies to all of the subordinate organixeWns on whose behalf the Diocese of the Armenian
Church of America has applied for recognition of exemption, This means your organization Is also exempt under
section 601(c)(3)of the Code.
Donors may deduct contributions to your organization as provided in section 170 of the Code. Bequests,legacies,
devises,transfers,or gifts to your organization or for Its use are deductible for federal estate and gift tax purposes
It they meet the applicable provisions of sections 2066,2106,and 2622 of the Code,
If you are operating an educational organization that normally maintains a regular faculty and curriculum and
normally has a regularly enrolled body of pupils or students in attendance at the place where Its educational
activities are regularly carried on,you are required to file Form 5678,Annual Cerflitcaflon of Racial
Noncilscdminaflon fora Private School Exempt Prom Federal h:come Tax. Form 155781s due annually by the
161":ley of the 51"month following the end of the organizatlon's accounting period,
If you have any questions, please call us at the telephone number shown in the heading of this letter,
Sincerely,
John E, Ricketts, Director,TElOE
Customer Account Services
COMMONWEALTH OF MASSACHWET ra
DEPARTMENT OF REVENUE
PO SOX 7010 ,
BOSTON,MA 02204
%wm:u ST JAMES ARMENIAN CHURCH 4ow Hollaa Palo: 1210H1d
w� 406 MOUNT AUBURN ST Taxpltydr 10 0ambor: 042162 610
WATERTOWN MA 024.72.4117
Dear Taxpayer,
Below please find your CedlAcale of Exemption (Form ST•2).Please out along the dolled 11110
and display at your place of buolhoss,
Sincerely,
Massachusetts Dept.of Revenuo
Massachusetts
Form ST-2
Department of
CorlIflcate of VXemptlan
Revenue-
Cer1111caeon is herobymade that the organization horo'n is an oxamplpurchaser under General Laws,ChaplorWaeclloo 0(d)or(a). All
purchases of tangible personal property by this organization are exempt from lexetlon undersutd chapter to the Want that such properryis
used In the conduct of the business of the purchaser.Any abuse or misuse of thls 00101foala byany tax-exempt organiralfon or any
unauthorized use of this cerUfioete by any lnowlial constitutes a sollous vbleaon and VAl load to revocation. tWlM misuse of tills
OodiOaallon of Exempllon is subject to crWinal soncliom or up to one year In prison and s1o,0oo($5Q0o0 foreorporollons)to lines,
ST JAMM ARMENIAN CHURCH EXEMPTION NUMBER
465 MT AUBURN ST 042162 670
WATRRTONVN A1A 02472 ISSUE DATE
01102116
CCRTIFICATE EXPIRES ON
01102126
NOT ASSIONMLR OR TRANSFGRABLB COATAIISSiONRH Olt RISYRNUL
hY n
AppondN C
TOWN Or,NVATERTOWPI
Price Pronosal-Worlrsheet
PURWASE OFFER(Ai imunt Prtce Bid of$1,000,000)
hi meeting tho requhonnonts of the Request for Proposal documents as issued on October 5,20t6.
St, Tames Armouian Church offers tho following proposed pricing for the purchase of
Property located at,181 Mount Auburn Street,Wateltolvn,Massaehuseos,ivpap 1201,Parcel 63.1
1, PurchasoPrkeOfferr $1,200,000
Proposed property use: Open space until a At use is determhted
Does this proposal seolcto rozono the property,and ifyos,please describe: No
2, IndicateSoarceofPnyment
a.Fhrnnce;
1.Name of Financial Institutions):
2.Pre-Approval Letter(please attach with this form
3.Evidence of ability to fiard fill pitrchaso price 0)lease describe and attach
documentation).
b,Cash; X
e,Other; (Explain)
Proproser acknowledges Addeuda(s)1 and 2 to this Requostfor Proposals.
Tito nndorsigned acknowledges that thosate of this property Is conilagent on final npproval and
acceptance by tlro Town Counoll,
The undorslgned agrees to abide by the terms and conditions of this prichrg sheet and filly undershmds the
obligations they are making to tho Town of Watortoiml by signing this fonn,
Company St,Jan s Armenian u•ch
Authorized Signahrro < \y
R v.Fr. rakes AU Tian,Frost eat J
� GCS
nil oroy n l irperson
t� N
Linda S raglan,Secretory
Tolophone/Cell phone 611-923-8860
Email dernrakeRsthaeomeom
ild8539908y1 •le-
Appendix D
LEGAL ADVERTISEMENT
TOWN OF WATERTOWN
DISPOSITION OF PROPERTY VIA SAIL
481 MOUNT AUBURN STRIGRT,WATERTOWN,MA
The Purchasing Agent for the Town of Watertown, at the direction of the Town Manager, Is
soliciting proposals Rona interested parties for the disposition by sale, of the properly located at
481 Mount Auburn Street,Watertown,MA,Map 1201,Parcel 63.1.The property can be proposed
for rezoning, and the Town will consider any such request based on an appropriate fliture use of
the properly,and the minimwn bid price is$1,000,000.The sale of this property is contingent on
final approval and acceptance by the'fowtn Council.
$5,000,00Bid deposit(bank or certified cheek made payable to the Town of Watertowu),to
be applied to the purchaso price at the closing.Deposit from unsuccessful bidders will be
returned.
This solicitation is being conducted in accordance with the provisions of Massachusetts General
Laws Chapter 30B, Chapter 16 and all contracts for site must be strictly awarded in accordance
with the requirements of the Request for Proposal regarding Real Property Transactions. If it
becomes necessary to revise any pant of this RFP or otherwise provide additional information,an
addendmn will be issued to all prospcotive proposers who received copies of the original request.
RFP's are available beginning Wednesday, October 5, 2016, proposals are due on Monday,
November 7,2016, 1:00 p.m.in the Office of the Purchasing Agent, 149 Main Street,Watertown,
MA, 02472, All responses must be received in a sealed envelope properly marked prior to the
deadline. A public opening will be held immediately following that tine. A recommendation to
the Town Manager for award will be made within 30 days.Specifications and required forms are
' available at the office of the PurchnsingAgent,149 Mahn Street,Watertown,MA,02472,(Monday
through Friday from 8:30 a.m,to 5:00 pan. (Excluding holidays),
The Town reserves the right to reject any or all proposals when deemed to be In the best interest
of the Town,
X48519A08_vl .tl.
Appendix E
Disclosure of Beneficial Interests in Real Property Transaction
This form contains a disclosure of the names and addresses of all persons with a direct or indirect
beneficial interest in the real estate transaction described below. This form must be filed with the
Massachusetts Divisions of Capitol Planning and Operations,as required by MAL. e.7,sec 40 J,
prior to the conveyance of or execution of a lease for the real property described below. Attach
additional sheets if necessary,
1. Public Agency involved in this transaction: Town of Watertown .
1. (Name of jurisdiction)
2. Completelegal description of the property; 481 N1t,Auburn Streot,'4'1`atertown,NIA 02472
3. Type of transaction[x)Sale
4. Seiler(s): Town of Watertown
Buyer(s):St,James Arnronlan Church,
S. Names and addresses of all persons who have or will have a direct or indirect beneficial
interest in the real property described above,Note: Ifa corporatlon has or will have a
ah-ect or indb•ect beneficial Interest in the real properly, the names of all stockholdem
must also be listed except that, if the stock ofthe corporation is listed for sale to the
general public, the name of any person holding less than ten percent of the owstandIng
voting shares need not to be disclosed
Naive Address
Diocese of the Armenian Church of America 630 Second Avenue
(Eastern) New York,NY 10016
(Continued on next page)
aass�ssos_vr 12-
S. Continued
None of tite persons listed in this section is an official elected to public office in the
Commonwealth of Massachusetts except as noted below.
Name Address
N/A
6. This section must be signed by the individuals) or organization(s)entering into this real
property transaction with the public agency named in items 1. If this form is signed on
behalf of a corporation,it must be signed by a duly authorized officer of that corporation,
The undersigned acknowledges that any changes or additions to item d of
this form daring the term of any lease or rental will require filing a now
disclosure with the Division of Capital Planning and Operations within 30
days following the change or addition.
The undersigned swears tinder the paius and penalties of perjury that this
form is complete and accurate in all respects.
Signature:
Printed Name:Rev.Fr.Arakol Alia lout i `� "�
Title: President
Date: November 7.2016
Signature: _ n
Printed Nan ail 13orovan
Title: Chairperson
Date: November 7.2016
Signature:
Printed Name:Linda Sall _
Title: Secretary
Date: November 7.2016
N435399a3_vl .(3.
Exhibit B
Proof of Funds Letter
44853990s Yi
AACEArmenian Church
Endowment Fund
October 10,2016
St.James Armcnian Church
Attu:Janice Kavjian, Treasurer
465 Mount Auburn Street
Watertown,MA 02472-4117
Dear Ms.Kavjian,
Vnda Cho Auspka of
HIs HoMass Kafehh,il With this letter, the Armenian Church Endowment Fund (ACEF)
supremopeldarehmn7 confirms that, as of June 30,2016, the market value of the total direct
Calhof1cosolnll dmmnlons
investment of St,James Armenian Church of Watertown, MA,
adininistered by ACEF, is$4.2M.This is approximately 4.75% of the
p e0ARo0f Oer" RS total ACEF portfolio.
Arch6tshopKhatagarsamlan
Pnlldral
chadesOemffifen Per established ACEF policy guidelines, any portion and/ot•the total of
chaimm' its investment is redeemable by St,James Armenian Church,upon ten
Chades H.Vice
Clrn6mmr Stmonlen
Vice (10)days written notice prior to the close of any calendar year quarter,
Nyssa Keleslgan Own* The Hinds will be transmitted as soon thereafter As the account may be
swelory reconciled and an evaluation established, but in no event any later than
NOW Oukmeran forty-five(45)days after the close of the calendar year quarter for which
rremcrer notice was given,In cases of hardship, the Executive Committee may
areawy cadfoslen waive thowaith3 period.
Clrnlr.7ureolmml Complifartmtlftte g p
RobeftMnnusdlo
Melanin Oadoudan ACEF also confirms that no redemptions have been made from its
Thom Jams Ka yson investment since Ame 30 2016 b St.James Armenian Church.
James KalusOan e Y
Rebecca Sfughal!an toln ,
efe"z0 Wan Enclosed please find the June 30, 2016 ACEF Portfolio Performance
report provided by Cambridge Associates, ACEF investment
management consultants.
Sincerely,
Michael Dakniejian
Treasurer
830 second Avenue,New York,NY 10010.4800
Tol 212.680,0710,fax 212.083.2g00
ace!@acofmve6l•org
yW3539908_v1 -]5-
Hand, JoAnna
From: Driscoll,Michael
Sent: Monday,October 03,2016 4:03 PM
To: Osmond,Marsha; Hand,JoAnna
Cc: Magoon,Steven;Tracy,Thomas; Divito,Joseph; Parsons,Raeleen; 'Mark R. Reich';
Golden,Francis
Subject: RFP for Sale of East Branch Library
Attachments: RFP Sale of 481 Mt.Auburn Street.pdf
Importance: High
Please Include in today's Misc Items to Council.
From:Parsons,Raeleen
Sent: Monday,October 03,2016 3:59 PM
To: Driscoll, Michael
Subject: FW; RFP for Sale of East Branch Library
Importance: High
Dear Sir:
As we discussed,please find attached the final RFP for the sale of the East Branch Library which will be made available to
the public beginning October Sth through the due date which Is on Monday, November 71h at 1:00 p.m,
Please do not hesitate to contact me if you or the Town Councilor's have questions.
Regards,
Raeleen
Raeleen Parsons,MCPPO
Director of Purchasing
Town of Watertown
149 Main Street
Watertown,MA 02472
617-972-6414
1
Town of Watertown
Disposition of Real Property via Sale:
Property located at 481 Mount Auburn Street
Watertown, MA, 02472
Map 1201, Parcel 63-1
Request for Proposals
1636
October S. 2016
RFP Due: November 7, 2016, no later than 1:00 pm
Public Bid Opening Immediately Following—Purchasing Agent's Office
Contract: Raeleen Parsons, Purchasing Agent 617-972-6414
purchasing@watertown-ma,gov
TABLE Or CONTENTS
Page Number
I INTRODUCTION AND BACKGROUND 3
A. Background 3
11, KEY DATES FOR PROPOSAL 3
IIL PROPOSAL INSTRUCTIONS 4
A. Instructions to Proposers A
B. Site Visit 5
C. Questions and Clarifications 5
D. Notification of Award 5
E. Purchase and Sale Agreement 5
IV. PROPOSAL REQUIREMENTS 6
A. Minimum Requirements 6
B, Financial Requirements 6
C, Nature of Use 7
V. SELECTION PROCESS 7
VL PROPOSAL SUBMISSION REQUIREMENTS 7
A, Submission 7
B. Contact bibrowtion 7
APPENDICES
APPENDIX A—Certificate of Non-collusion 9
APPENDIX B—State Taxes Certification Clause 10
APPENDIX C—Price Proposal—W orksheet 1 I
APPENDIXD —Legal advertisement 12
APPENDIXE —Disclosure of Beneficial Interest 13
APPENDIX F— Zoning/Site Map&Facilities Assessment Study 15
2
SECTION I. INTRODUCTION AND BACKGROUND
The Purchasing Agent for the Town of Watertown, at the direction of the Town Manager, is soliciting
proposals from interested parties for the disposition by sale, of the property located at 481 Mount
Auburn Street, Watertown, MA, 02472, Map 1201, Parcel 63-1. The property can be proposed for
rezoning, and the Town will consider any such request based on an appropriate future use of the
property and the minimum bid price is$1,000,000,
The sale of this property is contingent on final approval and acceptance by the Town Council.
This solicitation is being conducted in accordance with the provisions of Massachusetts General Laws
Chapter 30B, Section 16 and all contracts for sale must be strictly awarded in accordance with the
requirements of the Request for Proposal regarding Real Property Transactions.If it becomes necessary
to revise any part of this RFP or otherwise provide additional information,an addendum will be issued
to all prospective proposers who received copies of the original request.
A. BACKGROUND
The former East Branch Library Is a one-story brick structure,which contains 2,684 square feet not
Including the attic and basement,and is located on Mt.Auburn Street,between School Street and
Boylston Street.The East Branch Library,located at 481 Mount Auburn Street,was designed in the
Colonial Revival style in 1926 by J.D.Leland&Co.,which also designed the now demolished Browne
School in 1930. The firm designed a number of high-styled homes in Brookline,among other areas.
The library building retains its original architectural integrity.Originally,the East Branch was a stnall
one-room store front reading room that the town rented In Coolidge Square beginning in 1917, The
reading room had only 24 seats and quickly became overcrowded. Amazingly,the small outpost
supported a circulation of 18,000 volumes in 1918 and grow to a staggering 65,000 in 1925,supporting
the need for a now and expanded Ilbrary space.
Additional Information concerning the floor plan of the building is included In the Facilities
Assessment Study(See Appendix F), The Town is proposing to sell the building and the.28076 acre
parcel upon which it is situated. The property is within the T (Two Family) zoning district, (See
Appendix F,Zoning and Street Maps).
hi 2007, the Town of Watertown evaluated the East Branch Library as part of a Facilities Assessment
Study for all municipal facilities (See Appendix r). Conducted by B. Gobn & Associates, the Study
concluded that the building was in moderate condition but declining and would require substantial
improvements to remain functional, regardless of its future use. While the site,exterior, and building
structure were considered to be in good condition at that time, the windows, MEP (mechanical,
electrical,plumbing)systems,fire alarm, and handicap accessibility all require major upgrades. At the
time, it was estimated that the cost for these improvements would be just under $1.4 million. The
property can be proposed for rezoning, and the Town will consider any such request based on an appropriate
future use of the property.
SECTION II. KEY DATES FOR THIS PROPOSAL
Kev dates for this Pronosal
September 30,2016 Watertown TAB
3
October 5,2016 Advertise in Central Register
October 5,2016 RFP available to the public on the Town of Watertown
website
October 7,2016 Second Advertisement in Watertown TAB
October 25,2016 Last day for questions to Purchasing Agent
November 7,2016 Proposal Due in Purchasing Agent's Office,no later than 1:00 pm
Public Opening to take place immediately following.
Within 30 days Recommendation to Town Manager for Approval
SECTION III. PROPOSAL INSTRUCTIONS
A. INSTRUCTIONS TO PROPOSERS
1. Attention of all proposers is directed to Chapter 30B section 16 of the General Laws of the
Commonwealth of Massachusetts governing transactions Involving real property and to all
outer applicable sections of the General Laws as most recently amended which govern the
award of this contract,
2. The Town may cancel this RFP, in whole or in part,or may reject all proposals submitted ,
in if it is deemed to be in the best interest of the Town,
3, Required forms are provided by the awarding authority in the appendices attached.
Proposals shall be in ink or typewritten and must be presented in an organized and clear
mariner.
4. Questions or clarifications rising from these documents shall be submitted to the
Purchasing Agent in writing. They must be submitted in accordance with section 11"Key
Dates for This Proposal".
5. Each proposer shall acknowledge receipt of any and all addendum issued to the Request
for Proposal by so indicating in the Cover Letter/General Response. Failure to do so shall
be cause to reject the proposal as being unresponsive.
6. The proposer shall sign the proposal correctly in ink or In the case of an organization,firm,
partnership or corporation, a person having the legal authority from said organization to
sign the proposal will sign the document.
7. Proposers may correct,modify or withdraw the original proposals on or before the date and
time as stated in the "Legal Advertisement": Corrections or modifications shall be in
sealed envelopes, clearly marked to indicate the contents,with the name and address of the
Proposer. Any late correction or modification to the proposal will not be accepted, A
proposer who wishes to withdraw a proposal must make a request in writing.
8, Each proposer shall be presumed to have read and be thoroughly familiar with these
documents. Unfamiliarity with these documents shall in no way relieve any proposer from
any obligation in respect to his/her proposal,
't
9. It is understood that the Proposer's offer to the Town of Watertown will remain valid for
60 days past the submission deadline unless an extension is mutually agreed upon between
the proposer and the Town.
10. The proposer's attention Is directed to the fact that all applicable state laws, municipal
ordinances, and the rules and regulations of all authorities having jurisdiction over real
property transactions shall apply to the contract throughout,and they shall be deemed to be
included in the contract the same as though herein written out in full.
11. It is understood that the proposer has,submitted the Proposal in good faith and has not
colluded with any other individuals, fines, or corporations in creating the proposal to
subvert tine market process. See Certificate of Non-Collusion attached(Appendix A).
12. All costs involved in preparing the Proposal will be borne by the Proposer. The Town or
any Department,Division,employee or section of the Town will not be liable for any costs
associated with the creation of the Proposal.
13, Proposals, which are incomplete, conditional or obscure, may be rejected. No award will
be made to any proposer who cannot satisfy the awarding authority that he/she has
sufficient ability and sufficient capital to enable lriin/her to meet the requirements of these
specifications. The awarding authority's decision or judgment on these matters shall be
final,conclusive and binding.
14. Any proposal received after the date and time stated in the"Legal Advertisement" will be
deemed"non-responsive"and shall not be opened. Unopened proposals will be returned to
the proposer.
B. SIT);VISIT
Site visits to be by appointment only. Contact Raeleen Parsons, Purchasing Agent at 617-972.6414
between the hours of 8:30 to 5:00 Monday through Friday. Appointments will be made at the
convenience of available Town employees.
C. QUESTIONS AND CLARIFICATIONS
Questions requiring clarification shall be submitted in writing, email or faxed to tite Purchasing
Agent's office prior to date indicated in section 1I in order to afford the Town adequate time to respond
with a correction or additional information prior to the deadline for submission of proposals. Should it
be found necessary,a written addendum will be incorporated into the RFP and will become part of the
contract.Those who have received a copy of tine RFP will be notified of such changes.
D. NOTIFICATION OF AWARD
All proposers will be notified of the selection decision within 45 days of the date proposals are due to
the Town unless otherwise notified by the Town. In no case will the award be made beyond 60 days
unless both parties agree to extend the period of time in which the proposal is valid.
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E. PURCHASE AND SALE AGREE rVILNT
This Request for Proposal, as well as the selected Proposer's proposal, and any addenda to that
proposal, will become part of the purchase and sale agreement. Submit the signed Purchase k Sale
agreement with your proposal submittal,which is subject to final negotiation,
SECTION IV. PROPOSAL RE QUIRE ME,NTS
A. 1VIINIMUM REQUIREMENTS
Proposers must meet the following minimum requirements:
1. Bid must meet minimum atnount of$1,000,000
2. A$5,000.00 deposit is required with RFP Submittal In the form of a Bank or cashiers
check made payable to the Town of Watertown and will be credited to the purchase
price at tile time of the closing.
3. Bidder must agree to close within 90 days after Town Council approval of sale unless
date is mutually agreed to be extended by both parties.
4. The proposal must be from a qualified business,corporation,partnership,firm or
individual,
5. All proposals shall be submitted to the Office of the Purchasing Agent,as stated in
"Legal Advertisement"-Appendix D. Each proposal shall be in SEALED envelopes,
clearly marked on the outside of the envelope to indicate the contents,and the name
and address of the proposer.
b. The proposal must be received in the Purchasing Agent's Office before the deadline
for receipt of proposals,and must be complete(must include or address all items
specified in Section VI--Proposal Submission Requirements),
7. The Proposer must have signed both the Certificate of Non Collusion(Appendix A)
and the State Taxes Certification Clause(Appendix B)and include them in the
proposal package.The proposer must also sign the Disclosure of Beneficial Interests in
Real Property Transaction form(Appendix B)included with this packet. This form is
required by State Law.
8. The proposal must be signed by an agent of the company,or an individual who has
authority to offer the proposal at the price(s)stated.
9. All responses are to include a statement that the Proposal is in accordance with this
Request for Proposal and that the proposer has read and understands all sections and
provisions herein. Exceptions,if any,are to be clearly stated.
B. FINANCIAL REQUIREMENTS
Financial submittal requirements as follows:
1. Complete Appendix C,Price Worksheet and submit with proposal
2. Minimum bid must be$1,000,000,
3. $5,000.00 Bid deposit(bank or certified check made payable to tite Town of Watertown),to be
applied to the purchase price at the closing. Deposit from unsuccessful bidders will be returned.
4. Proof of financial capability to complete sale for proposed price.(ie.letter from batik,accountant,
financial statements)
b
5, Affirmative statement that proposer is willing to close within 60 days.
C. NATURE, OF USE
The Town of Watertown has no restrictions on the use of the property provided all zoning and
regulatory policies in place have been met and are fully complied with unless variances before the
appropriate boards and cbnnnissions are obtained. The property can be proposed for rezoning,and the
Town will consider any such request based on an appropriate future use of the property.
The Town reserves the right to remove all items it deems to be of value from the property prior to
closing, including but not limited to book cases,shelving, and the ornamental clock currently installed
in the building on the properly.
SECTION V. SELECTION PROCESS
All proposals will be reviewed by the Purchasing Agent to assure compliance with RFP requirements.
The Purchasing Agent,Director of Community Development and Planning,and staff will further
review the proposals to determine and a recommendation will be made to the Town Manager to accept
the proposal from a responsive,responsible bidder with the highest bid price that meets all of the
minimum requirements and financial requirements as stated herein.
The Town of Watertown reserves the right to reject all proposals or cancel this RFP if deemed in the
best interest of the Town.
The Town reserves the right to meet with and interview any Proposer(s)to better understand the nature
of the proposal,to discuss terms and conditions of the.Purchase and Sale Agreement prior to snaking
final award. Town also reserves the right to request additional information or to request modification
of the proposal.
The Town is interested in selling the property at the highest price.However,the Town reserves the
right to make an award based upon a proposal that offers other than the highest price. The Town will
consider the overall quality,value,and benefit of the proposal to the Town based upon the proposed
reuse of the properly and its impact upon the Town and may therefore make an award to a Proposer
other than that providing the highest price.
SECTION VI. PROPOSAL SUBMISSION REQUIREMENTS
A. SUBMISSION
One sealed envelope containing an original, one digital file and fifteen (15) copies of the proposal
marked 11481 Mount Auburn Street Property Sale"must be received per the time frame outlined in
the legal advertisement- (Appendix D), It is the sole responsibility of the offerer to insure that the
proposal arrives on time and at the designated place.
Within your Proposal, please supply each of the following items and clearly structure and label your
Proposal
1) Cover Letter including name of Agency,Firm or individual,address and telephone number,
and intended use of the properly,signed in ink by someone authorized to sign such documents.
7
1
2) All documentation as stated in this Request for Proposals including but not limited to Price
Proposal tivorksheet,deposit check made payable to the Town of Watertown in the amount of
$5,000.00,certificate of non collusion,state tax certification,Disclosure of Beneficial
Insurance and financial verification.
B. CONTACT INFORMATION
Clarification and interpretations of this Request for Proposal must be requested in writing. Responses
shall be likewise furnished. The last day to submit written requests is as noted ht"Key Dates"(entail
preferred). After that date, no requests or questions will be accepted. Please contact the Town of
Watertown For clarification of this Request for Proposal,direct all inquiries regarding the plan to:
Raeleen Parsons
Purchasing Agent
149 Main Street
Watertown,MA 02472
Phone. (617)972-6414
Fax: (617)972-6403
Business Hours:8:30 a.m.-5:00 p,m.Monday through Friday,
nitrch asl ne(rhwatertoum-ma.szoy
8
Appendix A
TOWN OI+WATERTOWN
CERTIFICATIi OF NON COLLUSION
The undersigned certifies under penalties of perjury that this bid or proposal has been made and
submitted in good faith and without collusion or fraud with any other person. As used in this
certification the word "person" shall mean any natural person, business, partnership, corporation,
union,committee,club or other organization,entity,or group of individuals.
FIRM SIGNATURE
ADDRESS NAME(print)
TITLE
TELEPHONF. _ _ DATE
9
Appendix B
TOWN OF tiVATERTOWN
STATE TAXES CERTIFICATION CLAUSE
I certify under the penalties of perjury that I, to my best knowledge and belief, have filed all
state tax returns and paid all state taxes under law, I have addressed any tax liability and am in the
process of setting up a plan to satisfy said liability.
by;
Signature of individual or Corporate Officer
Corporate Name(Mandatory) (bfandatory, if applicable)
**Social Security# or Federal Identification#
* Approval of a contract or other agreement will not be granted unless this certification clause is
signed by the applicant.
** Your Social Security Number will be furnished to the Massachusetts Department of Revenue
to determine whether you have met tax filing or tax payment obligations. Providers who fail to correct
their non-filing or delinquency will not have a contract or other agreement issued. renewed. or
extended. This request is made under the authority of Mass.G.L.62C s.49.A.
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Appendix C
TOWN OF WATERTOWN
Price Pronosal-Workshect
PURCHASE OFFER Maintain Price Bid of$1,000,000)
In meeting the requirements of the Request for Proposal documents as issued on October S,2016.
nrfers the following proposed pricing for the purchase of
(Name of Company or Individual)
Property located at 431 Mount Auburn Street,Watertown,Massachusetts,Map 1201,Parcel 63-1
1. Purchase Price Offer:$
Proposed property use:
Does this proposal seek to rezone the property,and if yes,please describe:
2. Indicate Source of Payment
a.Finance:
1.Nanre of Financial Institution(s):
2.Pre-Approval Letter(please attach with this form
3. Evidence of ability to fund full purchase price(please describe and attach
documentation).
b.Cash:
c.Other: __.(Explain)
Proposer acknowledges Addenda(s) to this Request for Proposals.
The undersigned acknowledges that the sale of this property is contingent on final approval and
acceptance by the Town Council.
The undersigned agrees to abide by the terms and conditions of this pricing sheet and fully understands
the obligations they are making to ilia Town of Watertown by signing this form.
Company
Authorized Signature
Name and Title
Telephone/Coil phone
Email
II
Appendix D
LEGAL ADVERTISEiVIENT
TOWN OF WATERTOWN
DISPOSITION OF PROPERTY VIA SALE
481 MOUNT AUBURN STREET,NVATERTONVN,NIA
The Purchasing Agent for the Town of Watertown, at the direction of the Town Manager, is
soliciting proposals from interested parties for the disposition by sale, of the property located at
481 Mount Auburn Street, Watertown, MA, Map 1201, Parcel 63-1. The property can be
proposed for rezoning, and the Town will consider any such request based on an appropriate
finure use of the property, and the minimum bid price is $1,000,000. The sale ofthis property
is contingent on final approval and acceptance by the Town Council.
S5,000.00 Bid deposit(bank or certified check made payable to the Town of Watertown),to
be applied to the purchase price at the closing.-Deposit from unsuccessful bidders will be
returned.
This solicitation is being conducted in accordance with the provisions of Massachusetts
General Laws Chapter 3013, Chapter 16 and all contracts for sale must be strictly awarded in
accordance with the requirements of the Request for Proposal regarding Real Property
Transactions. If it becomes necessary to revise any part of this RFP or otherwise provide
additional information, an addendum will be issued to all prospective proposers who received
copies of the original request.
RFP's are available beginning Wednesday, October 5, 2016, proposals are due on Monday,
November 7, 2016, 1:00 p.m, in the Office of the Purchasing Agent, 149 Main Street,
Watertown,MA, 02472, All responses must be received in a sealed envelope properly marked
prior to the deadline, A public opening will be held immediately following that time. A
recommendation to the Town Manager for award will be made within 30 days. Specifications
and required forms are available at the office of the Purchasing Agent, 149 Main Street,
Watertown, MA, 02472. (Monday through Friday from 8:30 a.m. to 5:00 p.m. (Excluding
holidays).
The Town reserves the right to reject any or all proposals when deemed to be in the best
interest of the Town.
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Appendix E
Disclosure of Beneficial Interests in Real Property Transaction
This form contains a disclosure of the names and addresses of all persons with a direct or
Indirect beneficial Interest In the real estate transaction described below. This form must be
filed with the Massachusetts Divisions of capitol Planning and Operations, as required by
M.G.L. c. 7, sec 40 J, prior to the conveyance of or execution of a lease for the real property
described below. Attach additional sheets if necessary.
1. Public agency involved in this transaction:
(Name of Jurisdiction)
2. Complete legal description of the property:
3. Type of transaction: ❑ Sale ❑ Lease or rental for (term):
4. Seller(s): Town of Watertown
Buyer(s):
5. Names and addresses of all persons who have or will have a direct or indirect beneficial
interest in the real property described above. Note:If a corporation has or will have a
direct or Indirect beneficial Interest In the real property, the names of all stockholders must
also be listed except that, If the stock of the corporation is listed for sale to the general
public, the name of any person holding less than ten percent of the outstanding voting
shares need not to be disclosed.
Name Address
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(Continued on next page)
5. Continued
None of the persons listed in this section is an official elected to public office in the
Commonwealth of Massachusetts except as noted below:
Name Title or position
6. This section must be signed by the individual(s) or organization(s) entering into this real
property transaction with the public agency named in items 1. If this form is signed on
behalf of a corporation, it must be signed by a duly authorized officer of that corporation.
The undersigned acknowledges that any changes or additions to item 4 of this form
during the term of any lease or rental will require filing a new disclosure with the
Division of Capital Planning and Operations within 30 days following the change or
addition.
The undersigned swears under the pains and penalties of perjury that this form is
complete and accurate in all respects.
Signature:
Printed Name:
Title:
Date:
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