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Attleboro downtown plans moving ahead with land buys
Top Headlines The Attleboro Redevelopment Authority has completed the purchase of several pieces of property owned by Automatic Machine Products on the northern edge of a 32-acre swath of land to be transformed by transportation, residential and commercial improvements, said ARA executive director Michael Milanoski. The ARA paid $594,176 for a factory building on 1.2 acres of land at the corner of Wall and South Main streets in the latest purchase, he said. The property is assessed at about $719,000 but the ARA got a lower price because of pollution, which will have to be cleaned up, Milanoski said. An Automatic building on the south side of Wall was bought by the ARA in November for $1.6 million. A small Automatic building, also on the south side of Wall, was bought by the ARA in 2006 for $225,000. That structure was demolished last fall. The latest acquisition will allow the ARA to begin clearing almost 4 acres of the 32 included in the first two phases of the downtown project, possibly by early next year, Milanoski said. Milanoski said Automatic plans to be out of its buildings and into its new Taunton facility by sometime in November. A plan to move Automatic into the new industrial business park fell through because of timing issues and unexpectedly high development costs. Automatic's withdrawal from the park cost the ARA cash from land sales and made the park's financial problems worse. All told the ARA paid about $2.4 million for all the Automatic property that encompasses 3.7 acres. The ARA is also paying Automatic $1.2 million in relocation costs. Money for the deal comes from grants issued by the Federal Transit Administration that has been obtained by U.S. Rep. Jim McGovern D-Worcester, over a number of years. All told, the ARA has more than $10 million in federal money and matching state grants to use on the first phase of the $60 million multi-decade revitalization effort. The first phase is expected to cost around $14.7 million. The city will add $2.4 million to the $10 million contributed by the federal and state governments. Land sales are expected to cover the remainder. Meanwhile, the ARA and the city's administration are trying to find their way out of a financial morass with the new industrial business park now under construction off County Street that came about partly because of skyrocketing land costs. A jury recently awarded a landowner $1.2 million in an eminent domain case over property taken by the ARA for the park. In another blow a second business, NeedleTech Inc., which planned to move into the park, withdrew because of delays in construction costing the ARA more money in land sales.
Post Your Comments atticus wrote on Aug 25, 2008 5:01 PM: " doug wrote on Aug 14, 2008 3:19 PM: " attlebrockton....What happened to Automatic was a darn shame and totaly not necessary. I was told by company spokesperson that due to very high cost of site development and the time frame they are working in.....he was left no choice but to find a ready to go site....he did, out of town. Totally mishandled by ARA. Of course the ledge didn't grow there overnight. This should have been known at the beginning when there was time to go to plan B...if there was one. " RE: "the ledge". Ask any digger in town, most of our hills are not "glacial erratics", they are stone. " why not wrote on Aug 14, 2008 9:19 PM: " WOW - $1.2 million for "moving expense"? I wonder if there are any provisions if the only thing that gets moved is a couple of desks?? So $3.6 MILLION was paid so they could move out of town!! Remember this 10 years from now when you drive buy and look at a pile of rubble! " joehall wrote on Aug 14, 2008 8:33 PM: " khmass asked why the ARA is spending $1.2 for relocation costs for Automatic machine. The article says "money for [relocation] comes from grants issued by the Federal Transit Administration", NOT from the ARA's own funds. As for attlebrockton, I know you're very frustrated with the ARA. Who isn't? For decades, all we ever heard from our elected officials was a "pledge" to help re-energize the downtown. And now, for the first time in my adult life, we finally have a Mayor who is actually doing something about the downtown. I believe the plan currently in place is workable, if managed correctly. So far, that hasn't really happened. But now, the ARA has new leadership and the Mayor has stepped in to help. His plan has the backing of the ARA and the leadership of the Council. For those who really care about the downtown, I say we proceed, but proceed cautiously. " attlebrockton wrote on Aug 14, 2008 8:26 PM: " Sorry for the length ,but I thought it might be time for a remember when column. Good times ARa ,good times. October 2007 ATTLEBORO - "If you build it - they will come" is ringing true so far for the city's new industrial business park. While the park at Ides Hill is nowhere near complete, businesses are on the way, an Attleboro Redevelopment Authority official told city councilors Tuesday. Michael Milanoski, ARA executive director, said he expects 20 percent of the park's building space to be sold by next month. Milanoski made the comment during an update on all ARA projects. With the park containing 805,000 square feet of building space, 20 percent represents about 160,000 square feet. Of that amount, a new plant for Automatic Machine Products, currently located on Wall Street, will take 45,000 to 55,000 square feet, he said. Milanoski would not reveal what other businesses plan to use the remaining 105,000 to 115,000 square feet the ARA expects to sell, but said an announcement would likely come over the next two months. "We're moving along pretty well," he told the council. "I would anticipate in November or December we'll have announcements for you about who these companies are." . " attlebrockton wrote on Aug 14, 2008 3:39 PM: " doug , you are correct ,but who needs a plan B when nobody every questions your A game .Who else is town could go in the IBP now ,this article today really tries to put a shine on the ARa but in doing so It shows how much more money they are spending . " doug wrote on Aug 14, 2008 3:19 PM: " attlebrockton....What happened to Automatic was a darn shame and totaly not necessary. I was told by company spokesperson that due to very high cost of site development and the time frame they are working in.....he was left no choice but to find a ready to go site....he did, out of town. Totally mishandled by ARA. Of course the ledge didn't grow there overnight. This should have been known at the beginning when there was time to go to plan B...if there was one. " attlebrockton wrote on Aug 14, 2008 2:42 PM: " Doug , i'm sure if all concerned make out like Automatic we will have no problems at all. What did the Old barn building go for ? " doug wrote on Aug 14, 2008 2:22 PM: " A major consideration when planning dowtown development started , if I remember correctly, was the RR station and it's downtown location. I don't know the numbers but I will guess at several hundred pairs of feet per day walk thru the area. This should be our focus....at least for presenting what we have to offer....or plan on providing. We are getting the people here by default.....so all we need is to give them reasons to ....linger a while. Attractive surroundings, service businesses, retail stores, etc. will be a very nice start. Once the downtown refacing is completed and further re-development starts I think we may be pleasently surprised how eager business people will be to invest. We can guess on spending millions on this and that and project how much revenue will be generated. It's speculation and thats all. The dollars are already available to move forward with downtown re-development. Once the ARA is brought into line we should be able to complete the project at hand. How successful we find that will determine and at least have effect on our plan from that point forward. " attlebrockton wrote on Aug 14, 2008 1:01 PM: " Va ..its nice to have some expert opinions from the private sector . " VAdeveloper wrote on Aug 14, 2008 12:32 PM: " RicknKim - I'm not opposed at all to mixed use, in fact I'm very much in favor of it. Personally I think it would be the best situation in terms of keeping with the overall look and feel of the orginal and once beautiful downtown Attleboro. The problem is simple math. Lets suppose for the sake of conversation the total aquisition and infrastructure will equal $60,000,000 dollars (Which by the way with inflation and interest rates will be closer to $150,000,000 - Guranteed) And lets suppose on the low side the cost of construction is 200 sf for 300 condo units at 1000sf per on average, plus an additional 30,000 sf of retail space, the total costs of construction is $66,000,000. Total Hard costs = $126,000,000. Lets just suppose for a second that somone will pay $200,000 per condo, which will never happen, total revenue is $60,000,000 from condos. Lets say someone will pay $300 a sf for the commercial, which will never happen, total revenue is $9,000,000. So our total revenue is $69,000,000. That means just on simple numbers at low development cost and high market value, the project is upside down almost $57,000,000. That is the reason no private developer would ever become involved. The numbers just wont work. " ricknkim wrote on Aug 14, 2008 12:02 PM: " VAdeveloper - you really don't think that a mixed-use condo complex with retail on the ground level, smart layout that is easy on the eye's and close access to the trains to Boston (that is comparably affordable too) won't work? Of course the current market conditions are making most developments difficult in meeting their full potential, but on the horizon I think it might. Not sure about the mid-rise tower concept for this area, too much competition just south in Providence and all points north. Of course, I am no developer nor am I any sort of expert on the subject. Just my opinion. " khmass wrote on Aug 14, 2008 11:30 AM: " I think we should get back to the excellent question raised by "reason" and "attlebrockton", mainly why is the ARA continuing to pay the $1.2 Mil in relocation cost. Since Automatic Machine, for whatever reason, has reneged on its part of the bargain, the ARA should halt the payment, if not stop the whole purchase. For the record, I believe there needs to be redevelopment of the downtown, but this whole mess underscores what happens when you turn government over to "independent" (read unaccountable) commissions. Since they don't directly answer to anyone, they go off into never,neverland. Look at similar projects like the MassPike, the MDC, etc. If the city had direct control, I can't imagain it would have ever got this bad. " VAdeveloper wrote on Aug 14, 2008 11:06 AM: " Attleboro has two problems. 1st government officials are involved, and when it comes to public projects, they always take 50% longer to complete and usually are 100% over the original budget. (Look at the Big Dig) 2nd the biggest problem which no one sees yet, and one day will be discussed, is that the plan for development is backwards. Nevermind the ARA's ability to get the project underway, quite frankly the longer that takes the better off the town will be; why does a town that is predominately multi-family property need more condos for? The reason no developer will touch this, is quite simply because it will fail. There already is an over supply of housing, and they will never be able to sell or rent the units because financially it doesnt make sense. The project was doomed at the initial conception. What Attleboro needs is a zoning change to allow for mid rise properties (10 - 15) stories in the MBTA parking lot. With 300,000 - 1,000,000 sf of Class "A" mid-rise office and retail space, that, and that only, will bring in the companies, revenue, and people that can truly turn the tide of a once great blue collar city around. " doug wrote on Aug 14, 2008 11:06 AM: " realist...The project didn't chase business out of town....those who run it did!!! Once we get some board members with real management experiance with the ability to see the obvious...things will improve. I really believe that Chairman Keene,our mayor and Mr. Pina(Community Development)will get it fixed. The Bates was located where Elco is today....in the Bates building. The Bates theater was elegent theater with VIP boxes and all....too bad we lost it. " realist wrote on Aug 14, 2008 10:46 AM: " About the NA downtown thriving. The secret there is offering a number of services. There are restaurants, banks, hair salons (maybe too many,) specialty stores and others. There are also homes worth close to a million within walking distance. The thing is, this happened through an evolutionary process, not because of a naive central planning committee. North Attleborough has not leveled a downtown building in years nor have they forced out a productive business to make way for someone's dream. " realist wrote on Aug 14, 2008 10:40 AM: " doug -- I do remember Densmore's. I don't remember the Bates Theater. I also remember when a lot of people made a good living in the downtown area. I don't want to live in the past, but this project seems to be driving businesses away. Could someone refresh my memory? What is the plan for the AM site[s]? Is the DPW still on Wall St? " hope for attleboro wrote on Aug 14, 2008 10:22 AM: " In all fairness, we (including myself) should not assume everyone living in the downtown area are low-lifes. There are a lot of families there as well. Many I'm sure, trying to make ends meet. It's not their fault that the landlords don't keep the buildings nice. I'm sure there are also younger people living there to be close to the train. They are taking a chance that someday the area will improve and I hope it pays off for them. " attlebrockton wrote on Aug 14, 2008 10:13 AM: " Hope ,i'll meet for a drink and even buy at the Park Tavern ..oh wait thats gone , how about johnny Macs ..hmmm yeah its 1/2 built condos ..Why don't you pick . " attlebrockton wrote on Aug 14, 2008 10:11 AM: " i'm not negative i am ummm a realist. I judge the AR on their past deeds . As far NA downtown ,look at some of those side streets they have older family neighborhoods not flop houses.The perfect setting for edevelopment was the TI campus ,the city passed on it ,and the ARA fought a condo develpoment there for fear of competition ,in fact that might be their only victory. " hope for attleboro wrote on Aug 14, 2008 9:49 AM: " thank you "ricknkim" - i do feel alone sometimes. someday when there are nice restaurants / bars downtown, we'll have to meet for a drink. sorry "attlebrockton", you are not invited. " doug wrote on Aug 14, 2008 9:44 AM: " attlebrockton....How about North Attleboro. It's downtown is thriving! " hope for attleboro wrote on Aug 14, 2008 9:43 AM: " Cleaning up the area is the only hope to get the low lifes out of the area. The downtown improves, contractors recognize that and start rehabing and selling condos. Prices go up, slum lords will sell their properties. Rents go up, low lifes move out. It happens everywhere! Here's an example of a city that was much worse off than Attleboro that was very sucessful in redeveloping - South Boston. Lived there for 7 years. The difference in people in that time span was amazing. When I first moved there, I was scared to walk alone during the day. By the time I moved, I would walk alone even at night. If we ignore the downtown area it will only get worse and the # of low lifes will triple. Simple equation: Fix downtown / fix schools and you will see results. I love my neighborhood in Attleboro, the people are great and there is such a sense of community. I think a lot of people would agree. More people would move here if it was more visually appealing. I am embarrassed currently by the downtown area. " harry hindsight wrote on Aug 14, 2008 9:41 AM: " A similar city, maybe Lowell? They had their redevelopment in the late 80s, early 90s. I was at U Lowell then, right after Wang left, ( our T.I. ) and the city was in a tail spin of crime, prositution and drugs. They converted old mills into condos and businesses near the University's north campus and had students move in. The University also built more dorms so more students were in town spending at local stores. Then we all left for the summer and the locals had their city back for 3-4 months. They also built the Tsongas Arena for use by the city and the U Lowell hockey team. Other than tearing down the post office for the Tsongas, I don't remember building being torn down, just vacant ones being re-furbished and left standing. They also updated the historical parks and mills in the city, working with the national parks service to make the city more educational and a tourist destination. " ricknkim wrote on Aug 14, 2008 9:41 AM: " Hope for Attleboro - don't get discouraged, I too support the downtown revitalization and am excited about the possibilities. "Realist" - it is good to have fond memories but the age of factory workers are long gone. Better to move forward than live in the past and let the downtown continue a spiral downward. "Attleborobrockton" - Stoughton is similar and it's downtown has come a long way over the past decade. And no, the sky is not falling so cheer up and stop being so darn negative about everything. " doug wrote on Aug 14, 2008 9:38 AM: " realist....your old if you can remember the Bates Theater!Do you remember Densmore's variety store?......The original Bliss Dairy ice cream stand? How about the name of the horse used to pull the milk wagon (Bliss) around the east side of town? Are you old enough to remember these things? The accumulation of blunders regarding the ARA can only be blamed on those involved in the creation of the ARA and those serving on it's board. The board was established to oversee and govern. They failed in that responsibility. The errors in judgement made by director Milanoski and the resulting problems did not rise overnight. Either the board wasn't looking or they had no comprehention of what was happening. A sad example of leadership and good management. The fact that the problem went on for so long suggests that the director(Milanoski)had them dazzled. A prominent business man and friend and supporter of the ARA, publically said in defending Milanoski when he was accused of having ruffled some feathers in Boston. "Your bound to ruffle feathers when you get things done." That statement was so far off base that it almost seems to be a mockery! In fact...as we now know...nothing is "done". " attlebrockton wrote on Aug 14, 2008 9:25 AM: " they don't have any developers, as to hopes eyesore comment the downtown isn't the problem. It is the ppl who live there ..MOMof3 commented on drugs,mentally ill & homeless and the general low income apts in the area ,that is the problem. Until that is addressed you will continue to have a downtown nobody wants to come too .On that note ,can you name me a town similiar to Attleboro with A thriving downtown? " harry hindsight wrote on Aug 14, 2008 9:19 AM: " Is it known who is building the downtown condos? I assume the ARA is not the general contractor as will sell the parcells when cleared. Or am I wrong? " hope for attleboro wrote on Aug 14, 2008 8:57 AM: " I hope the city and ARA can work through their problems. That whole area is an eyesore and I look forward to the redevelopment. I guess I'm the only person that is being positive and thinks that the changes will GREATLY improve the city in the long run. And Realist, yes, you are old. Start picturing people shopping at unique stores and sitting at new restaurants - thats what the city needs. " attlebrockton wrote on Aug 14, 2008 8:45 AM: " The first phase is expected to cost around $14.7 million. The city will add $2.4 million to the $10 million contributed by the federal and state governments. Land sales are expected to cover the remainder that leaves 2.3 mil from land sales. what land sales? can sombody explain that to me please. " attlebrockton wrote on Aug 14, 2008 8:40 AM: " How does the ARA do it ,on one hand they are in terrible shape on the IBP BUT on the downtown its all good. Is the Mayor going to take over this project eventually ? Time will tell. " realist wrote on Aug 14, 2008 8:36 AM: " I guess I'm old. I remember when I was growing up in Attleboro you would go through that area and see people going to work in the factories that paid good wages to people with just a high school education. Now we are destroying these memories and replacing them with what will be vacant lots for many years. " attlebrockton wrote on Aug 14, 2008 6:48 AM: " They also don't include court cost and legal fee's for the suits that i'm sure will come. " reason wrote on Aug 14, 2008 6:25 AM: " Why was the 1.2 million in relocation costs not tied to a requirement to move to Attleboro's new business park or another Attleboro location? I assume the land sales are related to the condo development. Have those figures been reevaluated using current real estate values and demand or are the using 5 year old figures? " attlebrockton wrote on Aug 14, 2008 6:15 AM: " wow good for you Automatic ,2.4mil for your property plus 1.2 mil for moving cost! Impressive deal for Taunton's newest industry.The ARA is immune to the real world real estate market, They can clear the land of Automatic and then say ,hey look at this eyesore we have to continue. This whole thing makes me sick. " or
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