Hinkley South Request for Proposals

Submitted to the Medfield Affordable Housing Trust February 2021

Tamposi Brothers Holdings 32 Pine Hill Road, Unit A Nashua, NH 03063 978-419-1699

Tamposi Brothers Holdings

February 26, 2021

Kristine Trierweiler, Town Administrator Office of the Board of Selectmen 459 Main Street Medfield, MA 02052

RE: Hinkley South RFP Submittal

Dear Ms. Trierweiler and Medfield Affordable Housing Trust:

Tamposi Brothers Holdings, LLC is pleased to submit the following proposal for the Hinkley South RFP. Our proposed development plan is for 24 duplex homes, age- restricted to have at least one member of the household over the age of 62, with six of the homes affordable to households earning 80% of the area median income. The development is anticipated to be permitted through the Local Initiative Program of Chapter 40B.

We very much look forward to the opportunity to pursue the development of the property, and we would like to thank the Medfield Affordable Housing Trust for reviewing and considering our proposal. Tamposi Brothers Holdings hopes to be selected to develop this important housing for Medfield’s seniors.

My team and I await the opportunity to further discuss our proposal and hear your feedback. In the meantime, please contact me with any further questions or comments.

Please note, that I am a licensed Massachusetts real estate broker; however, I am not acting as an agent and there is no representation or agency relationship in connection with this proposal, and I expressly disclaim and waive any right to a commission or fee associated therewith.

Thank you,

Joe Tamposi Tamposi Brothers Holdings 978-419-1720

T: 978.419.1720 32 Pine Hill Road, Unit A, Nashua, NH 03063 E: [email protected]

Contents

Developer Qualification, Experience and Financial Capability • Developer Background • Anticipated Development Team • Development Experience • List of References • Letters of Reference

Development Program Concept • Home Design and Sustainability Narrative • Schematic Home Plans and General Dimensions • Site Design Narrative • Conceptual Site Plan • Preliminary Waiver List • Project Schedule • DHCD Pro Forma Price Proposal • Forms A, B, and C (Purchase Price Proposal) • Summary of Fiscal Impacts and other Public Benefits Appendix • Comparable Market Analysis

Developer Qualifications, Experience, and Financial Capability

Developer Background

Tamposi Brothers Holdings brings an exceptional standard of care to the homes that we build. Our principals, Joe and Jake Tamposi, come from a family that has built over 5,000 homes over three generations. Having been born and raised in the new construction business, we know firsthand how meticulous attention to detail and strong financial discipline are the keys to providing our residents with the best possible value and best future lifestyle.

We have a deep-rooted passion for providing outstanding housing opportunities for senior residents. We grew up in and are active partners in the development of The Villages of Citrus Hills, an ongoing 10,000-acre master-planned community in Florida originally conceived by our grandfather in the 1960’s. Each year, we build hundreds of homes, primarily for residents over the age of 60, and Citrus Hills consistently ranks among Where to Retire Magazine Magazine’s Top Master-Planned Communities in the America. From this experience, we appreciate how careful design considerations and thoughtful floor plans can improve the lives and lifestyles of senior residents.

In New England, we are actively developing new homes and affordable housing communities under M.G.L. Chapter 40B. Through our permitting entity, Comprehensive Land Holdings, LLC, we have shepherded several projects through the financial feasibility and site eligibility processes with MassHousing and are currently conducting three comprehensive permit hearings before local zoning boards. We appreciate the regulatory framework, challenges, and importance of developing affordable housing in Massachusetts. At the same time, we have also permitted, built, and completed complex projects through local special permit, open space, and wetlands and storm water bylaws.

At Hinkley South, we look forward to combining our expertise in designing homes for seniors and our experience in developing affordable housing to create an exceptional community.

Anticipated Development Team

Tamposi Brothers Holdings, LLC has had the privilege of working with a number of development partners with specific expertise in affordable housing, project sustainability, and site design. Anticipated members of the development team include:

• Site Civil: DeCelle-Burke-Sala. Inc.

• Survey: Sullivan, Connors, and Associates, Inc.

• Architecture: Lorigan Architects

• Landscape Architecture: Verdant Design

• Legal: Regnante-Sterio, LLP

• Affordable Housing Lottery: SEB Housing

• Green Energy and Sustainability: Energy Code Advisors, Inc.

• Financial Partners: Salem Five Cent Bank, or other local lender, and private equity from Tamposi Brothers.

Development Experience

The Villages of Citrus Hills Citrus County, Florida

Housing Type: Master-Planned, Senior/Active Adult Status: Ongoing Multi-Decade Project Total Development Value: Over $100 Million

The Villages of Citrus Hills is 10,000-acre master planned community, with over 5000 homes built and over 2000 homes to be built primarily for retirees seeking to enjoy a resort lifestyle. The development has been ongoing for over fifty years, and three generations of the Tamposi Family have partnered in the planning, development, and construction of thousands of homes.

648 Canton Avenue Milton, Massachusetts

Housing Type: Affordable Housing Status: Comprehensive Permit Hearings Total Development Value: $44.9 Million

648 Canton Ave is a 124-unit garden style apartment community being developed under Chapter 40B. The development brings much needed affordable rental housing to the Town of Milton.

582 Blue Hill Avenue Milton, Massachusetts

Housing Type: Affordable Housing Status: Comprehensive Permit Hearings Total Development Value: $45.9 Million

Blue Hill Avenue is a 118-unit garden style apartment community being developed under Chapter 40B. The development brings much needed affordable rental housing to the Town of Milton.

Townhomes at Beatrice Circle Belmont, Massachusetts

Housing Type: Affordable Housing Status: Comprehensive Permit Hearings Total Development Value: $8.5 Million

The Townhomes at Beatrice Circle is a 12-unit townhome development being permitted in Belmont Massachusetts. The community offers affordable options for families in an area of opportunity, which has been demonstrated to help improve economic mobility across generations.

Moore Road Conservation Cluster Wayland, Massachusetts

Housing Type: For Sale Status: Completed Total Development Value: $5.8 Million

Under the Town of Wayland’s Conservation Cluster Bylaw, Tamposi Brothers developed 3 new homes and renovated an existing 19th Century farmhouse at 74 Moore Road in Wayland. The development involved a special permit and careful work within wetlands buffers.

87-91 North Main Sherborn, Massachusetts

Housing Type: For Sale Status: Completed Total Development Value: $2.0 Million

87-91 North Main was a two-home subdivision in the Town of Sherborn. The project involved the restoration of the circa 1817 Benjamin Dowse House.

20 Powers Road Sudbury, Massachusetts

Housing Type: For Sale Status: Completed Total Development Value: $1.0 Million

20 Powers Road was a luxury single family home in Sudbury Massachusetts

378-380 Main Street Medfield, Massachusetts

Housing Type: For Sale Status: Under Construction Total Development Value: $2.0 Million

378-380 Main Street was a two-home development in the Town of Medfield. The project involves the careful addition and renovation of the stately home at 378 Main Street and the construction of a new home at 380 Main Street.

Emmeline Path Conservation Cluster Wayland, Massachusetts

Housing Type: For Sale Status: Permitting Total Development Value: $6.0 Million

Under the Town of Wayland’s Conservation Cluster Bylaw, Tamposi Brothers is permitting a five-home subdivision that seeks to preserve the 19th Century Dr. Frank W. Draper House. The project proposes to develop a cluster of cottage-style homes behind the historic home and preserve a significant pine stand as protected open space.

Brookline Woods Phase I Brookline, NH

Housing Type: Affordable Housing Status: ` Permitting Total Development Value: $12.1 Million

The Town of Brookline, New Hampshire has a lack of affordable rental opportunities to support a growing workforce. The proposed project seeks to develop 40 townhomes while preserving over 20 acres of open space using tax credit financing.

References

Ben Branch Assistant Vice President BBT/Truist Bank 352-586-2007

Mr. Branch has been a construction lender with BBT/Truist Bank for the Villages of Citrus Hills’ cleints for nearly 30 years. Mr. Branch can attest to the quality, reputation, and expertise of the Tamposi Family and Tamposi Brothers as developers.

Mark Leff Senior Vice President Salem Five Bank 978-720-5434

Mr. Leff acted on behalf of Salem Five as the construction lender for North Main Street in Sherborn. In addition, Mr. Leff and Salem Five served as the New England Fund interested bank for several Tamosi 40B projects. As such, he can speak to Tamposi Brothers track record of living up to its financial obligations, experience with MassHousing, and general financial ability.

Vito Colonna Professional Engineer Sullivan, Connors, and Associates 978-443-9566

Mr. Colonna acted as the project engineer for several successful developments, including the Moore Road Conservation Cluster. Mr. Colonna attest to Tamposi Brothers track record of completing the construction of infrastructure, utilities, and homes in new developments in accordance with permitted plans and in a timely manner.

Maryann Clancy Realtor Berkshire Hathaway/ Commonwealth Real Estate 781-237-8071

Ms. Clancy served as the sales broker for the project at North Main Street. She can speak to Tamposi Brothers proven ability to design, market, and sell attractive new homes on schedule.

David Tully Certified Public Accountant David E. Tully and Associates 603-886-8885

Mr. Tully serves as the Certified Public Accountant for the Tamposi Brothers and their business entities. He can speak specifically to their financial capacity to complete the proposed project. 11111 liiil ·· Branch Banking and Trust Company Residential Lending Mailcode: 866-07-01-00 180 N Suncoast Blvd Crystal River, FL 34429-5442 Office (352) 220-6103 Fax (352) 563-1758 Dear Members of the Medfield Affordable Housing Trust:

For the past 29 of my 32 years in the banking industry, I've had the privilege to work with the Tamposi Family and their Community in Citrus County, FL known as The Villages of Citrus Hills. I've assisted going on three thousand (3,000) clients and funded approximately three hundred and fifty million dollars ($350,000,000) in residential mortgages, the majority being construction-to-permanent loans, within their communities. Jake Tamposi serves as the Certified Building Contractor and Vice President of Citrus Hills Construction. I certainly attest to the Tamposi Family's integrity, honesty, quality of work, and ability to successfully complete projects on time and as promised. Most important has been meeting their contractual obligations, and receiving customer satisfaction scores in the "highly satisfied" category.

My career spans twenty four (24) years at Bank of America, and the last eight (8) at Branch, Banking and Trust (BB&T), not Truist. I've enjoyed much success in the residential real estate lending arena as a direct result of the relationship with the Tamposi Family and their developments. Citrus Hills was recognized as one of the top builder partners in the country during my years at Bank of America, and is currently the largest construction-permanent partner for the Bank (6th largest financial institution in the United States). Many banks, including larger financial institutions, will no longer originate construction-to-permanent loans. BB&T /Truist chooses to offer the product for "Accepted Builders," with Citrus Hill Construction receiving our highest risk tier rating.

Should members of the Tamposi family and their team be selected to build their senior housing proposal in Medfield, I am highly confident they would provide exceptional housing opportunities for your residents. Please do not hesitate to contact me if you have any questions regarding the quality of the communities built by the Tamposi Family.

Sincerely,

C. en · ch,~~ Assistant Vice :r~~ ent 352-586-2007 ( .·1 //f[(' I /'1•1>'1< ,(. <'ill/ltlJJ/,

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To Whom It May Concern

I am, and have been a Certified Public Accountant having practiced in Nashua NH since 1962. I have prepared federal and state income tax returns for Joseph A. Tamposi and Jacob B. Tamposi for approximately the past sixteen years. As such, I am very familiar with the personal finances and business interests of both Joseph and Jacob Tamposi (the Tamposi brothers).

It is their intention to submit an offer to purchase your property. Ifsuccessful, the offer and ultimate purchase will be made by Tamposi Brothers Holdings, LLC, or one of its other entities, of which Jacob and Joseph Tamposi are the sole principals. Please be advised that the Tamposi brothers have sufficient liquid assets to complete a cash purchase of the property, without delay.

I have performed work for the Tamposi family for in excess of thirty (30) years; I can attest to their ability to complete such a purchase through liquid assets held either personally or through their various business interests. The purchase by the Tamposi brothers, Joseph and Jacob, with immediate availability for amounts in excess of $4,000,000, would have no negative affect on them, nor any of their business interests or entities.

Please contact me if you have any questions.

Sincerely.

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Certified Public Accountant

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------Development Program Concept

Project Narrative The proposed community at Hinkley South offers harmonious and efficient homes that promote safe and healthy lifestyles for seniors. Each of the 24 duplex units provides approximately 1,350 S.F. of single-level living space with two bedrooms and two bathrooms, 120 S.F. of outdoor patio space, and a one-car garage. Six of the homes are affordable to seniors earning 80% of the area median income, and local preference will be encouraged for 70% of the affordable units or to the maximum extent allowable by law. Projected sales prices for the market rate homes are anticipated to be between $480,000 and $530,000. The same floor plan is used throughout the community in both the affordable and market rate homes.

Home Design and Sustainability Narrative The exteriors of the homes are designed to minimize the scale, incorporate traditional New England architectural features, and reduce long-term maintenance burdens. Although the homes are one level, the use of dormers and gables within the roofline and an attractive roof pitch help integrate the design into the 2-story colonial style that is characteristic of most Medfield neighborhoods. Features such as 6-over-6 windows and clapboard style siding help further integrate the design into the New England vernacular. Exteriors will be maintenance free and use siding materials that meet or exceed the National Association of Home Builder’s Green Building Standards for recycled content.

At the entrance to each home, a covered patio orients outward toward the community. The patio serves as a “semi-private, semi-public” space to transition between the wider community and the individual home. With over 40% of seniors experiencing regular feelings of loneliness, the front patios are intended to create usable open space and promote casual interactions among neighbors.

The covered front patios allow for a zero-step entry into each individual unit. The homes open into a naturally bright living space and transition into the open kitchen and dining areas. Each kitchen will be designed to incorporate best practices for aging in place, including: kitchen appliances with accessible controls on the front face; accessible switches; smart cabinet designs that reduce bending and straining; looped cabinet hardware that is easy to grasp; countertops with contrasting colors and rounded corners to promote visibility and safety.

An extra wide 6-foot hallway leads from the open living area to the more private bedrooms and bathrooms at the rear of the house. This hallway width allows for easy passage and wide clearances for individuals in wheelchairs. Similarly, doors to access the bedrooms and bathrooms (and throughout the house) will have clear openings of 32” or wider and will have lever style handles for easy opening.

Each bedroom includes large windows to provide ample natural light and walk-in closets. The well-sized secondary bedroom may alternatively be used as a study, den, or media room. The primary bedroom includes a large, wheel-chair accessible en-suite bathroom.

According to the National Institute on Aging, over 80% of household falls occur in the bathroom. The proposed bathroom designs help minimize this risk. In the primary bathroom, the shower will incorporate slip-resistant floor tiles, a built-in shower seat, and grab-bars. A curbless shower option will allow step-free entry while still preventing water from spilling over from the shower into the rest of the bathroom. Both bathrooms will include elongated, higher height toilets and accessible cabinet drawer options to reduce the need for bending and straining.

All homes will meet and exceed the standards of Medfield’s Stretch Energy Code and achieve a HERS rating of 55 or less. In other words, each home will be at a minimum 45% more energy efficient than a typical new home. Features such as extremely tight building envelopes, energy saving appliances, robust insulation, low flow plumbing fixtures, and energy-efficient doors and windows will result in comfortable and cost- effective living space. Overall, these design choices are likely to result in utility savings in excess of one thousand dollars per year compared to older existing homes in the area. - - I "' •••• I ••• f : -···•••

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BEDROOM BEDROOM BEDROOM BEDROOM 13' x 15' 10' x 15' 1~x1s 1rx1s

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KITCHEN DINING ROOM DINING ROOM KITCHEN B 11'X11' 13'6" x 10'6" 13'6' x 1~6" 11'X11' B

LIVING LIVING 15'9" x 14'6" 15'9" x 14'6'

GARAGE GARAGE 13'0" x 22'0' 13'0" x 22'0"

PORCH PORCH 16'3'XT6" 16'3' x 7'6" Curbless Shower Entry Lever Style Hardware with Seat & Grab Bar (not shown) on Extra Wide Doors

Accessible Front Facing Appliances Wide Hallway with Wheelchair Turnaround Radii

Accessible Height Switches and Natural Light

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An accessible sidewalk will be built along one side of the private road and extend to Ice House Road. This will encourage residents of the community to utilize existing resources available at the Senior Center located less than 500 feet away. In addition, a community mailbox at the entrance of the development will help foster casual social interaction among neighbors. Additional outdoor gathering space and a pet area are proposed on an upland portion of the site.

The proposed site plan proposes no work within the wetlands or 50’ wetlands buffer along the rear of the property and minimizes disturbance to the 100’ wetlands buffer. Much of the site will remain open space. The Bay Circuit Trail currently running through the site will be relocated to within this open space.

In addition to the ample existing vegetation along the property lines, the project proposes plantings and robust evergreen screening to create a transitional buffer around the site. Particular attention will be paid to the landscaping and screening between site and the single-family homes on Bishop Lane. Throughout the community, native shrubs and flowering species will be planted to support pollinators and bird foraging. Stormwater management will follow state and local regulations and incorporate low impact development (LID) techniques. As the drainage plan develops, the project engineer will look to incorporate LID techniques such as rain gardens and stormwater planters.

The proposal will have minimal impact on traffic in Medfield. It is estimated that senior housing units generate fewer than half of the peak hour vehicle trips of general occupancy housing. Based on Senior Housing data available from the Institute of Transportation Engineers, the proposed 24 senior units are likely to generate between 5 and 6 peak hour vehicle trips per day in both the morning and evening. Each unit will include an attached garage parking space and a driveway space. An additional 10 surface spaces will be provided for visitors, guests, and members of the public seeking to use the Bay Circuit Trail, for an overall parking ratio of 2.4 spaces per unit.

All utilities within the development will be located underground. It is estimated that each 2-bedroom, age-restricted home will consume 150 gallons per day of water and produce 150 gallons per day of sewer, for total demand for both water and sewer of 3,600 gallons per day.

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Community v Open Space

) Preliminary Waiver List

• Waiver of Chapter 300 Zoning, Table of Height and Bulk Regulations to allow the cumulative floor area ratio of the units to exceed 0.25 and lot coverage to exceed 15%.

• Waiver of Chapter 300 Zoning, Table of Area Regulations to allow for reductions in frontage and yard setbacks between units.

• Waiver of Chapter 300 Zoning, Use Regulations to allow for the construction of two-family homes and multiple principal structures in the RT District.

• Waiver of Chapter 301 Subdivision of Land, Street Design Standards to allow for a 24’ wide private way maintained by the future homeowners.

• Waiver of any additional Bylaws or Regulations that may create procedural conflicts with the issuance of the Comprehensive Permit by the Zoning Board of Appeals.

Project Schedule

Based on Comparable Sales Data included in the appendix, the project schedule anticipates an absorption rate of 1-2 homes per month. With marketing beginning upon commencement of construction, the project schedule anticipates an active construction and marketing period spanning from Summer of 2022 through Spring of 2024.

Total Costs Per Unit % of Total (a) Site Acquisition $500,000 $20,833 5.37% Hard Costs: $ Earth Work $75,000 $3,125 0.81% Site Utilities $100,000 $4,167 1.07% Roads & Walks $700,000 $29,167 7.51% Site Improvement $100,000 $4,167 1.07% Lawns & Planting $150,000 $6,250 1.61% Demolition $0 $0 0.00% Unusual Site Conditions $15,000 $625 0.16% (b) Total Site Work $1,140,000 $47,500 12.24% Concrete $480,000 $20,000 5.15% Masonry $432,000 $18,000 4.64% Metals $0 $0 0.00% Carpentry $984,000 $41,000 10.56% Roofing & Insulation $360,000 $15,000 3.86% Doors & Windows $336,000 $14,000 3.61% Interior Finishes $720,000 $30,000 7.73% Cabinets & Appliances $360,000 $15,000 3.86% Plumbing & HVAC $720,000 $30,000 7.73% Electrical $384,000 $16,000 4.12% (c) Total Construction $4,776,000 $199,000 51.26% (d) General Conditions $ 864,000 $ 36,000 9.27% (e) Subtotal Hard Costs (a+b+c+d) $7,280,000 $303,333 78.14% (f) Contingency $ 364,000 $15,166.67 3.91% (g) Total Hard Costs (e+f) $7,644,000.00 $318,500.00 82.05% 0.00% Soft Costs: $ $ Permits/Surveys $ 100,000 $ 4,166.67 1.07% Architectural $ 25,000 $ 1,041.67 0.27% Engineering $ 100,000 $ 4,166.67 1.07% Legal $ 50,000 $ 2,083.33 0.54% Bond Premium $ - $ - 0.00% Real Estate Taxes $ 25,000 $ 1,041.67 0.27% Insurance $ 10,000 $ 416.67 0.11% Security $ 2,000 $ 83.33 0.02% Developer’s Overhead (Limit $80,000 + 4x$2,000) $ 88,000 $ 3,666.67 0.94% General Contractor’s Overhead (Limit 2% of Construction $ 3,980.00 1.03% Costs) $ 95,520 Construction Manager $ 100,000 $ 4,166.67 1.07% Property Manager $ - $ - 0.00% Construction Interest $ 360,000 $ 15,000.00 3.86% Financing/Application Fees $ 36,000 $ 1,500.00 0.39% Utilities $ 10,000 $ 416.67 0.11% Maintenance (unsold units) $ 20,000 $ 833.33 0.21% Accounting $ 10,000 $ 416.67 0.11% Marketing $ 600,000 $ 25,000.00 6.44% (h) Subtotal Soft Costs $ 1,631,520 $ 67,980.00 17.51% (i) Contingency $ 40,788 $ 1,699.50 0.44% (j) Total Soft Costs (h+i) $ 1,672,308 $ 69,679.50 17.95% (k) Total Development Costs (g+j) $ 9,316,308 $ 388,179.50 100.00%

Sources:

Affordable projected sales $ 1,290,000.00 $ 215,000.00 Market sales $ 9,450,000.00 $ 525,000.00 Public grants $ - (A) Total Sources $ 10,740,000.00

Uses:

Construction Contract Amount $ (B) Total Development Costs $ 9,316,308.00

Profit:

(C) Total Profit (A-B) $ 1,423,692.00 (D) Percentage Profit (C/B) 15.28% FORM A- CERTIFICATION OF NON-COLLUSION

The undersigned certifies under the penalties of perjury that this bid has been made and submitted in good faith and without collusion or fraud with any other person. As used in this certificatio~ the word "person" shall mean any natural person, business partner~ip, cmporarion, union, committee, club or other organization, entity or group of individuals.

Date

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Hink.le) South RFP (02iJ0/20) Page 15 of19 FORM B - CERTIFICATE OF TAX COMPLIANCE

Pursuant to M.G.L c.62C §49A. l ceftify, \lnder penalties-of perjury that, tolhe best ofmyknowiedge·and belief, I am in compliance with aJJ laws of the Commonwealth relating to raxes, reporting of employees and contractors, and withholding and remitting child support.

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Hinkley South RFP (02, 10/20) Page 16of19 FORM C - PRICE PROPOSAL

NAME: \O\f'1\y\ PHONE: ~7 lh-\.\ \<\-DU) El\1AIL: ';fY?., ~"'N\~t> ':»\ @ o::,rNA.,\. Co IV\

The undersigned hereby agrees to purchase, from the Town of Medfield subject to the purpose and provisions contained in the "'"Request for Proposals"' dated February 10, 2020, approximately 5.48 acres of land, including any improvements thereon and appurtenances thereto, if any, located at Assessors" Map 64 Lot 001, also known as Hinkley Sou~ Medfield Massachusetts for the payment of:

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The undersigned hereby agree that:

a. lfl we are declared the Successful Proposer I/we will enter into the Purchase and Sale Agreement in lhe time period specified "in the RFP, b. The Successful Proposer assumes all risk of the liability for any and all injuries arising out of or m connection with,. directly or mdirectly, the inspection of the Property by the Suca:ssful Proposer or its a..:,oents or representatives and Sucre:s.sful Proposer hereby releases the TOWN fiom and against all Ti:i.hility for any such damages~ c. The Successful Proposer hereby indemnifies the TOWN from any claim (whether or not resulting or likely to resUJt in litigation), arising out ofor due to. directly or indirectly. out of any information provided in this RFP;

d. The Sucr:essful Proposer agrees to acttpi the Property 'in its "As-Is, Where-Is"fl condition and with all faults including but not limited to, any CD\"ironmenta.1 conditions existing on or affecting the Property. T'ne TOWN does not represent fuat the Property is in conformance with applicable laws, regulations or codes. The TOWN does not represent that Sutcessfu1 Proposer wiU be able to obtain any adjm"tme:nt, variation or rezoning to permit any particn1ar uses; e. Time is of t.~e essence of tills Offer to Sell;

Hinkley South RFP I02/10/20i Pag~ 17 of19 f. This Offer to Sell along with the RFP including all attachments constitutes the entire understanding of tbc parties hereto and, unless specified herein, no representatio~ inducement, promises or prior agreements, oral or \\Titten, between the parties or made by any 3c,i7Wt on befuilf ofthe parties or o1herwise shall be of any force and effe.ct; g. No official, employee or agent of the TOWN shall be charged personally by the Successful Proposer with any liability or expense of defense or be held personally liable under any term or provision of this Offer because of any breach; n. The TOWN reserves the right to reject any and an Proposals and responses in whole or in part, and then to advertise for new Proposals or to otherwise deal with the Property as may be in the best interest oftbe TOWN;

this ·Proposal Form A smvives Execution of the Purchase and Sale Agreement.

The undctsigned declares undCTlhe penalties of perjury provided for in the General Laws of the Commonwealth of Massachusetts, and hereby certifies that all of the information and statements contained in tllls Proposal to the TOWN are true, accurate and comple.te. The undersigned agrees that in the event that circumstances, reflected in the information and st:ait.""lllents made herein, change, the underslgned will promptly nc>tify the TOWN in writing ·by certified man or hand delivery. The undersigned also understands that a misstatement:, omi.s.5ion and/or failure to update information may be cause for the TOWN to reject the undersigned's Proposal and may ·have the effect of precluding the applicant from doing ·business with the ·TOWN in the future.

The undetslgnedll.ereby authorizes and requests any person(s), fum(s), financial institution(s) or corporation(s} to furnish any information requested by the TOWN or its designated representative in verification of the recitals regarding the Proposers submission.. or any other information subnlitted.

The undersigned het:eby certifies that the undersigned. is authorized to sign this Proposal on behalf of the Proposer and in accor.dance with ATIACHED SIGNED AND SEALED CORPORATE AUTHORIZATION.

The undersigned hereby acknowledges that Ifwe have received and read the Request for Proposal ~nd have acquainted myself/ou..TSe1ves with matters fuerei.n referred lO and understand that in making this Proposal, all rights to plead misunderstanding regarding the same have been waived in connection to the Proposal

Hinkley South RfP (02/J 0/20) Page .18 of 19 By: _ _,_,~_: ~-/Jl_\___J#VV/_ ...... V' _' ___ (Signature) 1

PrintSignei's Name Signer~s Title

\JS ,LL(_ Company Name Date

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':},~'\~ Jf New ~'1-N'\\>S~\~ COMMONWEALlll OF MASSACtIUSETTS

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On this \"'.1'v>. day of \=~\:;J'\\l'°''j , 20 '1-\, before me, the undersigned notary public, personally appeared :J~l,u"\r\ P.. \ll\l't\~()~ ~ • proved to me through satisfactory evidence of identification, which was \)~ \"'u') \cke.~Sf. to be the person whose name is signed on the preceding or attached document:, and w-ho swore or affirmed to me that the contents of the document are truthful and accurate to the best of his/her lm!edge >nd be!~

104 Qif!{Jeh1i ~ <::<:J Notary Public Seal 7--{ 10)} 2-{ A ~ A l>nnt Name:- \ \\ ~(!(\ ·l v\ S (.{()

My commission expires: --~~/_,.lo<-+-/~Z'--:)______

Hinkley South RFP (02 J0,20) Page 19 of19 Summary of Fiscal Impacts and Public Benefits

The construction of 24 age-restricted duplex homes by Tamposi Brothers on the Hinkley South Parcel will provide the Town of Medfield with over $112,000 per year in net surplus tax revenue (projected revenue minus expenditures; see Calculation Summary on page 5). The community will provide additional benefits and taxes to the Town of Medfield, support local construction related jobs, and improve public access to the Bay Circuit Trail. This report details the anticipated fiscal impacts of the development on the Town of Medfield budget.

A. Projected Sales:

Tamposi Brothers has extensive experience in permitting affordable housing and designing, marketing, and building homes for a senior/active-adult demographic. Based on comparable real estate sales transactions and the affordability requirements of the DHCD, Tamposi Brothers plans to sell the proposed eighteen market rate homes for approximately $500,000 and the six affordable homes for $215,000.

B. Projected Demographics:

Tamposi Brothers’ proposed development will be age-restricted, with a deed restriction requiring at least one member of each household to be 62 years or older.

This report relies on data from the “Town of Medfield Senior Housing Study” to estimate the number of residents who will live in the proposed community. At the time of the study, there were 1,499 individuals in Medfield over the age of 65 and 1,025 households with individuals over the age of 65, for an average of 1.46 persons per household. For comparison, the average household size in Medfield across all ages was 3.02 as of the 2019 American Community Survey by the U.S. Census Bureau. This report uses a slightly more conservative estimate of 1.5 persons per household, because the proposed community will allow slightly younger 62-year-old households. This estimated 1.5 persons per senior household is consistent with data for age-restricted homes across the Northeastern U.S. collected by Rutgers University Center for Urban Research.

Based on an average household size of 1.5 persons per home, it is expected that the proposed 24 duplexes will be home to 36 residents.

The proposed housing will be in high demand. According to the “Town of Medfield Senior Housing Study,” the number of seniors will increase over the coming years to comprise more than 40% of Medfield’s population, and a remarkable 88% of senior survey respondents wish to stay and age in Medfield.

C. Projected Household Incomes:

The proposed community is expected to contribute significant financial resources to the local economy. According to a recent 2014 Gallup poll, approximately 32% of Baby Boomers are still employed at the age of 68. Assuming the community has a median age of 68, roughly one-third (12) of residents in the community will be employed. Given that the median per capita income in Medfield is $59,198 according to 2019 U.S. Census data, the new development is projected to add $710,376 of personal income to the local economy.

D. Annual Revenues and Cost of Services:

1. Property Taxes Generated by New Homes:

Homeowners in Medfield pay local taxes on 100% of the market value of their homes, at a rate of $17.76 per thousand dollars of home value. With an average home price of around $500,000 for the eighteen market rate units and $215,000 for the six affordable units, the overall average assessment will be around $428,750 per home. This results in an average of $7,615 per home in property taxes. The proposed development will add a total of $182,750 to Medfield’s annual tax revenue stream.

2. Cost of Public Services for New Homes:

This analysis uses the Per Capita Multiplier method to calculate the cost of public services for the community, in order to compare those costs against the generated property taxes.

According to the Town of Medfield FY 2020 Budget, Medfield had expenditures of $67,923,991. After subtracting out debt-related expenses of $6,233,525 and public education costs of $36,641,750, Medfield had expenditures of $25,048,716. With 12,841 residents in Medfield, the per capita town budget is $1,950 per person per year.

Using the Per Capita Multiplier Method, the proposed development will cost the Town of Medfield $70,200. Since the total annual property tax revenue from the new homes will be $182,750, it follows that the net budget surplus to the Town of Medfield will be $112,550 per year.

3. Impact on Levels of Service: Senior housing communities typically require fewer public services than do single-family homes—senior communities have smaller household sizes, do not add school children, and generate less traffic. In addition, the roads, walks, and infrastructure within the proposed community will be privately-owned and maintained by a Homeowners Association, reducing public service costs. While the community may require slightly more emergency services, this increased demand will be minimal.

• Private Services: The new community will be served by private services and amenities such as snow plowing, road maintenance, and private open space. All these private services will be maintained through a separate Homeowners Association monthly fee.

• No School Children: The largest municipal budget item in Medfield is cost of public education. Although the DHCD prevents 40B developments from excluding school children, the community’s age-restriction and unit sizes make it very unlikely that the proposed development will add new school children.

• Lower Traffic Impacts: Age-restricted housing communities generate substantially less traffic than non-age restricted communities. Based on Senior Housing data available from the Institute of Transportation Engineers, the proposed 24 units are likely to generate between 5 and 6 peak-hour vehicle trips per day, including both morning and evening periods, much less than that of a conventional subdivision. There will also be no school traffic generated by the proposed community.

• Emergency Services: Although senior housing communities generate slightly more emergency calls than non-age restricted housing, the projected increase will not be substantial. It has been estimated that senior housing produces approximately 0.2 fire/EMS calls per household per year. The proposed 24 units would therefore generate around 4.8 total emergency service calls per year. This is a minimal number of new calls is unlikely to create a significant impact on the Town Budget.

E. Other Impacts:

• Public Access: The proposed project improves public access to the Bay Circuit Trail. The site provides 10 parking spaces that would be available to visitors, guests, and members of the public who wish to utilize the Bay Circuit Trail at this location.

• Affordable Housing: The proposed development will help the Town of Medfield achieve “Safe Harbor” from unfriendly 40B developments. This will allow the town to better manage its housing production and reduce the costs of reviewing unfriendly 40B projects.

• Job Creation and Local Economy: The construction and development of housing helps support the local construction industry and creates construction-related jobs. The economic impact from the proposed development will ripple throughout the local economy, as construction workers spend money in local stores, restaurants, and businesses.

• Infrastructure: All standard infrastructure, utility, and site development costs shall be borne by the developer. The cost of site improvements made by the developer is projected to be approximately $1.1 Million.

Calculation Summary

The following tables summarize the fiscal impact of the proposed development.

A. Number of New Residents Unit Types Quantity of Average Residents New Residents New Homes Per Home1 Age-Restricted Duplex 24 1.5 = 36 1. The Average Number of Residents per Home is estimated based on data from the “Town of Medfield Senior Housing Study.” At the time of the study, there were 1,025 households with individuals over the age of 65 and 1,499 individuals over the age of 65, for an average of 1.46 persons per household. This estimate uses a slightly more conservative number of 1.5 persons per household to account for the possibility of slightly younger 62 plus households. This number is consistent with data for age-restricted homes across the Northeastern U.S. collected by Rutgers University Center for Urban Research.

B. Taxable Value of New Homes Unit Types Quantity of Average Value of Total Assessed New Homes Homes2 Taxable Value3 Age-Restricted Duplex 24 $428,750 = $10,290,000

2. Average Value of Homes considers 25% of the units will be affordable to households earning 80% of the Area Median Income. This results in an approximate sales price for the six affordable units of around $215,000 when factoring in number of bedrooms and condo fees. Market rate homes are estimated to sell for around $500,000.

3. Medfield’s current tax rate is $17.76 per thousand of assessed value

C. Annual Property Tax Revenue Generated by New Homes Receiving Entity Total Assessed Tax Rate per Total Tax Revenue Taxable Value Thousand Town of $10,290,000 $17.76 = $182,750 Medfield

D. Annual Costs of Public Services for New Residents* Number of New Total Costs Town of Medfield per Capita Costs Residents (not including education or debt) 4,5 $1,950 36 = $70,200 *Per Town of Medfield Budget 4. In FY 2020, Medfield had expenditures of $67,923,991. Not including debt related expenses of $6,233,525 and public education costs of $36,641,750, Medfield had expenditures of $25,048,716. With 12,841 residents in Medfield, the per capita cost of public services is $1,950 per person per year.

5. The Per Capita Multiplier cost of services calculation used herein was developed by the Rutgers University Center for Urban Policy research, and is the industry standard method for calculating fiscal impacts of new developments.

F. Projected Net Recurring Fiscal Surplus for Town of Medfield Receiving Entity Annual Property Annual Costs of Annual Net Surplus Tax Revenue Services Town of Medfield $182,750 $70,200 = $112,550

Comparative Market Analysis

To establish market value of Hinkley South Medfield, MA

Prepared for Comprehensive Land Holdings, LLC By Joseph Tamposi Introduction Letter Prepared for Comprehensive Land Holdings, LLC

Monday, February 15, 2021

Comprehensive Land Holdings, LLC Hinkley South RFP

Dear Comprehensive Land Holdings, LLC,

This report analyzed recent sales from MLS of similar homes to the proposed senior condominium homes at Hinkley South in Medfield. The market analysis reveals that there is strong demand for this type of product in the $500,000- $550,000 price range. Within a 10-mile radius of the Town of Medfield, there have been 38 condominium sales of similarly-sized 2 bedroom homes, not including garden-style apartment homes, within the past 12 months. This would support the projected absorption rate of 1-2 sales per month for the proposed eighteen market rate units at Hinkley South. Medfield is considered a highly desirable town, and I would not anticipate any issues with demand or absorption for the proposed product.

The report includes an example listing from each of the two comparable senior communities: The Lanterns at Warren Woods in Ashland, and Brooksmont in Holliston.

Sincerely, Joseph A. Tamposi Licensed MA Broker Market Analysis Summary Prepared for Comprehensive Land Holdings, LLC

Properties Recently Sold

Number of Properties: 38 Price Range: $399,900 to $785,000 Average Price: $521,892 Median Price: $509,950

Baths Living Area Days on SP% Address City Beds Full Half (Square Feet) Market List Price Sale Price of LP

176 Main St Unit:3 Medway, MA 2 1 2 1480 18 $399,900 $399,900 100%

104 Brooksmont Drive Lot 58 Unit:25-58 Holliston, MA 2 2 0 1510 30 $439,850 $437,260 99%

70 Endicott Street Unit:1404 Norwood, MA 2 1 1 1670 106 $470,000 $470,000 100%

70 Endicott Street Unit:1403 Norwood, MA 2 1 1 1670 15 $470,000 $470,000 100%

70 Endicott Street Unit:606 Norwood, MA 2 1 1 1670 30 $469,900 $475,000 101%

67 Brooksmont Drive Unit:16 Holliston, MA 2 2 0 1519 186 $477,000 $475,500 100%

18 Brooksmont Drive Unit:18 Holliston, MA 2 2 0 1656 62 $479,900 $479,900 100%

70 Endicott Street Unit:1203 Norwood, MA 2 1 1 1670 111 $480,000 $480,000 100%

70 Endicott Street Unit:1204 Norwood, MA 2 1 1 1670 32 $480,000 $480,000 100%

95 Brooksmont Drive Unit:26 Holliston, MA 2 2 0 1650 146 $484,995 $484,995 100%

14 Glenwood Ave Unit:B Foxboro, MA 2 2 1 1634 59 $499,900 $485,000 97%

122 Brooksmont Drive Unit:60 Holliston, MA 2 2 0 1656 80 $498,995 $490,000 98%

100 Brooksmont Drive Unit 56 Unit:Unit 56 Holliston, MA 2 2 0 1510 35 $491,505 $494,205 101%

70 Endicott Street Unit:1405 Norwood, MA 2 2 1 1670 151 $495,000 $495,000 100%

27 Valley St Unit:27 Norfolk, MA 2 2 1 1633 14 $499,000 $500,000 100%

121 Brooksmont Drive Lot 39 Unit:Lot 39-18 Holliston, MA 2 2 0 1510 16 $526,600 $501,600 95%

70 Endicott Street Unit:1208 Norwood, MA 2 2 1 1670 44 $509,000 $509,000 100%

70 Endicott Street Unit:1207 Norwood, MA 2 2 1 1670 59 $509,000 $509,000 100%

117 Brooksmont Drive Unit 37 Unit:Unit 37 Holliston, MA 2 2 0 1510 35 $509,900 $509,900 100%

70 Endicott Street Unit:602 Norwood, MA 2 2 1 1670 20 $509,000 $510,000 100%

24 Fern Crossing Unit:24 Ashland, MA 2 2 0 1657 117 $500,000 $511,597 102%

131 Brooksmont Drive Unit:42 Holliston, MA 2 2 0 1510 284 $516,995 $515,000 100%

38 Fern Crossing Unit:38 Ashland, MA 2 2 0 1657 70 $507,000 $518,703 102%

120 Brooksmont Drive Unit:59 Holliston, MA 2 2 0 1650 146 $525,565 $525,565 100%

3 Fern Crossing Unit:3 Ashland, MA 2 2 0 1657 63 $527,310 $527,310 100%

93 Brooksmont Drive Unit:25 Holliston, MA 2 2 0 1650 69 $529,995 $529,995 100%

97 Brooksmont Drive Unit:27 Holliston, MA 2 2 0 1650 7 $534,995 $534,995 100%

30 Fern Crossing Unit:30 Ashland, MA 2 2 0 1657 117 $498,000 $538,880 108%

39 Fern Crossing Unit:39 Ashland, MA 2 2 0 1657 56 $504,000 $544,949 108%

124 Brooksmont Drive Unit:61 Holliston, MA 2 2 0 1650 71 $556,690 $552,000 99%

36 Fern Crossing Unit:36 Ashland, MA 2 2 0 1657 140 $536,531 $552,985 103%

27 Fern Crossing Unit:27 Ashland, MA 2 2 0 1657 24 $503,000 $569,611 113%

31 Fern Crossing Unit:31 Ashland, MA 2 2 0 1657 13 $499,000 $570,624 114%

44 South Ave Unit:44 Natick, MA 2 2 1 1647 22 $599,000 $590,000 98%

41 Fern Crossing Unit:41 Ashland, MA 2 2 0 1657 14 $499,000 $590,409 118%

253 Nahatan Street Unit:3 Norwood, MA 2 2 1 1650 34 $599,900 $599,000 100%

253 Nahatan Street Unit:6 Norwood, MA 2 2 1 1700 14 $619,900 $619,000 100%

577 Baker Street Unit:577 Boston, MA : West Roxbury 2 2 1 1600 25 $799,000 $785,000 98% Property Descriptions Prepared for Comprehensive Land Holdings, LLC

31 Fern Crossing - Unit 31 Ashland, MA 01721 Condo

MLS #: 72584844 Status: Sold List Price: $499,000 Sale Price: $570,624 List Date: 10/25/2019 Sale Date: 10/22/2020 Area: Off Market Date: 11/7/2019 List$/SqFt: $301.15 Sold$/SqFt: $344.37 Days on Market (Total): 13 Days on Market (Office): 13

Property Features

Rooms: 5 Style: Detached Bedrooms: 2 Type: Condo Baths: 2f 0h Unit Level 1 Master Bath: Yes Placement: -- Fireplaces: 0 Apprx Living Area: 1657 sq.ft. Year Built: 2019 Outdoor Space Avail: Yes - Private Garage: 2 Attached, Garage Door # Units: 93 Opener, Storage Elevator: No Parking: 1 -- Handicap Access/Features: Association: Yes Fee: $396 Fee Includes: Master Insurance, Swimming Pool, Exterior Maintenance, Road Maintenance, Snow Removal, Clubroom, Refuse Removal

Remarks

Welcome to The Lanterns at Warren Woods, one of Metro West’s only 55+ communities with 100% detached condominium homes all featuring 1st floor master bedrooms, front porches, rear patios and 2 car garages. Beautifully situated near the 475 acre Ashland Reservoir and 120-acre Warren Woods, and convenient to shopping, highways, and commuter rail service. This popular Village 1 "A" style home is to be built, with an anticipated completion date of August 2020. Photos are of the model home.

Tax Information

2019 Taxes: $0 Assessment: $0 Cert: Zoning Code: 0 Pin #: Map: Block: Lot: Book: 68642 Page: 62

The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content ©2021 MLS Property Information Network, Inc. Property Descriptions Prepared for Comprehensive Land Holdings, LLC

117 Brooksmont Drive Unit 37 - Unit Unit 37 Holliston, MA 01746 Condo

MLS #: 72713747 Status: Sold List Price: $509,900 Sale Price: $509,900 List Date: 8/21/2020 Sale Date: 10/29/2020 Area: Off Market Date: 9/24/2020 List$/SqFt: $337.68 Sold$/SqFt: $337.68 Days on Market (Total): 35 Days on Market (Office): 35

Property Features

Rooms: 5 Style: Townhouse, Attached Bedrooms: 2 Type: Condo Baths: 2f 0h Unit Level 1 Master Bath: Yes Placement: End, Walkout Fireplaces: 1 Apprx Living Area: 1510 sq.ft. Year Built: 2020 Outdoor Space Avail: Yes - Common Garage: 2 Attached, Garage Door # Units: 66 Opener Parking: 2 Off-Street, Paved Elevator: No Driveway Handicap Access/Features: Association: Yes Fee: $310 Fee Includes: Sewer, Master Insurance, Exterior Maintenance, Road Maintenance, Landscaping, Snow Removal, Refuse Removal, Garden Area, Reserve Funds

Remarks

REDUCED - INCREDIBLE VALUE! Beautiful, move-in ready, new construction townhome! This popular end unit Florence townhome is one floor living at it's best! This ideal location sits towards the top of Brooksmont Drive with gorgeous wooded sunset views from your rear deck. The home is perfect for entertaining - featuring ample Kitchen space, white kitchen cabinets, granite countertops, large island and Dining Room with a beautiful bay window that opens to your Gathering Room with gas fireplace. There is a large Owner’s Suite with an oversized Bathroom & walk-in closet, a second Bedroom with a full Bathroom, a Laundry Room, full unfinished walk-out basement & 2 car garage. Brooksmont is an Active Adult Community (55+) - enjoy the low maintenance living, nights at the Gazebo and Neighborhood Garden. The convenient location is proximate to Holliston and Ashland Centers, Route 9, 90, 495 and the commuter rail. This is our final phase - only a handful of homes remain. Don't miss out!

Tax Information

2020 Taxes: $18.85 Assessment: $0 Cert: Zoning Code: 0 Pin #: Map: Block: Lot: Book: 0 Page: 0

The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content ©2021 MLS Property Information Network, Inc.