Great article Cheryl. Thank you for bringing this to the eyes and ears of the community. Now lets go out and vote on April 3rd and WRITE IN Stephanie Mercandetti.

To state that the Planning Board is to blame for the tax revenue shortages is outrageous, dramatic, misleading.
This article is intended to scare taxpayers away from the true problem with the property tax losses from commercial businesses.
It is the ASSESSING DEPARTMENT that has FAILED to properly collect honest, accurate and complete assessing information on commercial properties. State law requires filing specific information each year to the Assessors to properly assess these properties. Information regarding CIP properties is in shambles!
It is NED PRICE we must elect for Planning Board. Ned Price has the knowledge, experience and proven dedication. Ned has a 24-year commitment to Framingham as a Town Meeting Member, Member of the Standing Committee on Planning and Zoning and many town matters.
Don't let those involved in high-powered corporate businesses sway you. It is time that Framingham f.o.l.k.s. and homeowners be wary and stand up.
George Lewis
Town Meeting member, Precinct 18
Member of Standing Committee on Planning and Zoning
Taxpayer

George, I respectfully disagree. There are many of us who have warned for years that Framingham has been evolving into having a strong anti-business image. The entire structure of taxation for a town like Framingham depends on continual growth of commercial base. Once that base stops growing at the same rate as your cost of services, you are forced to make up the difference on the back of residential taxpayers. This year it finally caught up with us, the warnings that many of us had given all along came true and we all know what happened to our tax bills.

It is simple, The Planning Board (through spending months to years arguing with applicants about shade of grass and height of shrubs and such) have played a major part in turning businesses to other communities. Flat out, business are no longer coming to Framingham just because its a great location, they are going elsewhere and we are all paying that price.

April 3rd is a unique opportunity to write-in Stephanie Mercandetti and completely change the makeup of a board that has held the community back for several years. Its time to move forward.

You both sound right to me. Lots of examples of Commericial Assessments being way off. Surely Framingham could be more business friendly. We have a great location. There's no reason businesses shouldn't flock to Framingham and expect to pay their fair share of the taxes.

Excellent thought provoking opinion. Looking forward to a better Framingham .
Vote April 3, 2012

Kylon Colinet
Precinct 1 Town Meeting Candidate

I know someone who purchased property in Framingham for a business. They presented everything they were requested to present to the Planning Board and were given enthusiastic approval (they had made many modifications to the original property to enhance the fit with the area). When the time came to obtain their final permits they were declined because of things that the PLANNING BOARD asked them to do.

They are now looking at another 3 months with no revenue and a very bitter taste in their mouths. The disturbing thing is that when I share this story I learn that this is NOT the rare exception to the rule, but more the norm.

I understand that the purview of the Planning Board is very different from what people believe and perceive it to be. But this isn't rocket science people; there's a set of rules and each department should be using the same playbook all the time. Otherwise, stories like the one I cite will spread like a fungus and Framingham will be a desolate wasteland of lost opportunity.

Yes, there were warnings of the actions of a previous Planning Board but the warnings were not about this Planning Board but from the great majority of voters who recognized that SMOC had taken complete control of Framingham’s Planning Board, the Board of Selectmen and the Moderator. This majority of voters changed the majority of the Board of Selectmen, the Planning Board and as well as the Moderator and that’s why the present Board is under attack. They want to bring back SMOC. The real estate tax problem is one of special insider treatment by the assessors for many years; the assessors are directly under the Division of Financing. There will be an effort shortly to rectify that problem, Stay tuned,

Frank Reilly TMM Pc. 7

Our firm, National Development, is a major development company engaged in the permitting and construction of office, commercial, and retail projects in the area. We have had the opportunity to permit and build a number of projects in Framingham including multiple buildings at 9/90 Corporate Center and the OCP Marketplace .

We have found the permitting process in Framingham to be reasonable, efficient and fair. Applicants are held to high standards and in the end, the projects have been better as a result of the input of town boards. We have not found Framingham to be business unfriendly or have a sustainability different process than we experience elsewhere..
Most recently we were engaged in an expansion project for Staples at 9/90 Corporate Center, involving a four-story parking garage and a fitness center. The permitting was completed in four hearings within six weeks, and the project is now nearing completion. The town boards and departments were all helpful throughout the entire process.

In addition, I have heard concerns being expressed relative to the slowdown in new growth. This is not particular to Framingham and is primarily due to the fact that the glut of existing space makes it much more cost effective to lease space rather than to undertake new construction. When the economy recovers, I am certain Framingham will again see renewed development interest and as a company, we would not hesitate to undertake a new project here.

JOHN J. O’NEILL III

The other day, I took a walk in the Staples Industrial Park. What an asset—thank you Planning Board. If there was ever an enticement for industry to come and stay in Framingham, it is the Staples Industrial Park, the Bose and Genzyme Industrial Park as well as the other Industrial Parks that border the Mass Pike and Rt 9. Thank you Planning Board for a job well done. And when Ned Price gets elected, it will continue to excel. Ned brings with him a total knowledge of the Zoning Bylaws and how they apply to land use-his write-in opposition brings nothing. Ned has no vested interest, other than what it good for Framingham-what vested interest does his write in opponent have-she has never served in public office of Framingham so why now- Further, it is a specious argument to say that the Planning Board is responsible for the commercial property tax increase.

Jake Bajakian
TMM P11

Blame who? Plenty of places to look...
RE: Taxes
In my view the recent tax situation can hardly be laid at the feet of any one Board is this Town. A State report issued in 2004 clearly outlines that residential property owners in MA would take a hit in years to come due to the consistent undervaluing of large commercial properties and outlined a number of recommendations the DOR believed necessary to protect residential property owners in years to come. Eight years later little has been done and now there is a crisis of confidence among town residents in the Town's whole assessment process, especially when they view the recent sales prices for these large commercial properties compared to their assessed values. The assessing practices of the Town are currently under review.
Kathy Vassar TMM Pct 1

The past several years have seen changes and efforts from the Planning Board and others to streamline the permitting process - more can be done and my understanding is that both write-in candidates would continue that effort.The flip side of that is a project that moves ahead without proper input from consultants and other town boards, and results in unexpected, additional costs for the Town or a project that has many problems. As a Town Meeting Member that has been an ongoing concern of mine - there needs to be a balance.
I want a PB member who is familiar with and understands our zoning laws, bylaws, and regulations and will enforce them fairly and consistently without pandering to special interests. The interests of the residents and our businesses need to be respected. That is why I am supporting Ned Price in his campaign for Planning Board. He has been a long time member of Town Meeting’s Committee for Planning and Zoning as well as the Real Property Committee. Over the years Ned Price has frequently attended meetings of the Zoning Board of Appeals and the Planning Board and has helped to craft zoning bylaws that have been adopted by Town Meeting by a 2/3 vote.
I, too, hope all residents will pay attention to this race. I also hope they will consider a write-in vote for Ned Price.
Kathy Vassar TMM Pct 1

The Planning Board has its faults but to blame the increased tax bils on the Planning Board is ridiculous. Our obnixious tax increases to homeowners is, in my opinion, due to our assessing department not doing it's job. How do you justify a retail business that sold on 10/26/10 for $1,200,000 and was asessed for only $424,400 and in year 2011 had their asessment REDUCED to $416, 500. This is absurd. There are more examples like the Stop and Shop Plaza on Old Connecticut Path that sold for a fraction of what it was assessed at. How about the Luxury condiminiums that had their assessment reduced so that they pay less taxes this year even though the tax rate increased. I as most residents have seen a double digit increase in assessment while Commercial and Industrial Properties got a free ride. If you really want to know why our property taxes have taken a humongous hike then you need to look at our FLAWED assessemt procedures. If you haven't looked into the assessing situation then you are misinformed. The Planning Department is not responsible for our tax situation.

PS: I'm not nor have been a fan of the Planning Dept. however; let's put the blame where it belongs

I think we're talking about two different issues here.
If you like the looks of the town and the buildings going up then the planning board is doing their job. If not then what might the problem be?
If you're not happy about the asessements and taxes then what is the problem there.
To blame one town board for everything wrong in the town might be stretching it a bit.
Framingham's problems are well beyond the planning board, IMO they sit with the Selectmen and the QUALITY of businesses coming into the town.
When you allow anyone and everyone to park their roots here without question, the quality of life suffers for all those wanting to do things right, and it catches up to us in other ways.
Jim@ccfiile.com

I find the article by Ms. Toll to be pure propaganda. She wrote the same article a few weeks ago in the MWDN and it was refuted by two commercial real estate developers (John O'Neil and Steve Daley) in the following weeks. One of those developers wrote above to refute this again. Ms. Toll is trying to blame the Planning Board for things they have no jurisdiction over. In the past few months the BoS has taken it upon themselves to try to rectify the tax burden on the residents. At no time has the BoS reached out to speak w/ the Plan Bd to assist with this task. So one could infer the BoS does not think it is the Plan Bd's fault either.
Please do educate yourselves on the issues, and you will find that the tax situation is not in the purview of the Plan Bd and neither candidate will be able to change things. The Plan Bd is concerned with land use and insuring developers adhere to the zoning bylaws and Plan Bd rules and regulations. Please read the comments by John O'Neil above and Steve Daley's letter to the editor of March 8.

Yikes this sure has struck a cord.
This statement:
>>The Planning Board needlessly drags applicants, their attorneys, engineers and architects being paid hundreds of dollars an hour through multiple hearings discussing irrelevant minutia that is often based on the personal tastes and agendas of individual members regarding colors and types of plant species.>>
That I agree with, but like a mother who wants to overprotect its kids the planning board sometimes gets "too planning"
As to the problems about bringing businesses into the town. The BOS declined a liquor permit to a huge liquor establishment on RTE 30. Apparently the South side liquor establishments had a friend on the BOS to speak negatively about this HUGE business that would have even given a sizable amount of money to charities in the town not to mention a lot of tax revenue. That building remains empty as I sit looking at it from the RT30 McDonald's now.
These are grave monetary mistakes that go across all town boards. Keep rejecting businesses for empty buildings and you wonder why your tax base is not fair.

Joe Rizoli

I'm thinking it's time for new blood. We've all seen the neighborhood plazas sit vacant for decades. We've seen downtown deteriorate. Nothing's been done about the train bisecting our community. Farm Pond continues to be an obstacle rather than an asset. Ned Price is 75 years old. He's volunteered and worked as a Town Meeting member for many years. He's probably got the best intentions in the world. But Stephanie Mercandetti is less than half his age. She's got energy and professionally works in this field. She'll have new ideas. I see Mr Price as part of the old regime. I see Ms Mercandetti as an opportunity for change.

I'll be writing in Stephanie Mercandetti for Planning Board in the April 3rd town election.

Guy.....You're not serious are you about that comment about Ned Price?
Half his age!!!! You got to be kidding me....Why don't we just put him out to pasture and shoot him, as according to you, his years are catching up to him...LOL
That's why he would make a good planning board member, years of experience.
Jim@ccfiile.com

Serious? Yes. She is literally half his age. You do the math. Get a calculator if it's too hard. I have nothing against Mr Price or old people. But let's be honest. Very few people are as mentally agile at 75 as they are at 37. And no person has the same energy at that age. Moreover Mr Price won't bring us anything not already present on the Planning Board. Mr Price is more of the same. Ms Mercandetti brings ideas that have worked recently in a nearby community.

Thank You Cheryl for the article. Do not forget to vote on April 3rd and Write In Stephanie Mercandetti for Planning Board.

I don't know Stephanie Mercandetti, but what bothers me about this overwhelming endorsement campaign is that she has come out of left field, has NOT even been part of town meeting, that I know of, ( please correct me if I am wrong here ), or anything related to a first step political presence in this town. Ned Price has been through all the towns political process through committees and his presence at town meetings. His involvement is genuine and not like some who have run for office, got elected and after serving you never see them again. Neds involvement is one of age maturity and to go for a Planning board seat is commendable. Using age here as a negative is certainly grasping at straws and obviously a political move from those in the town that have other political motives. Stephanie needs to get her feet wet in Framingham politics before she is used by those who want to over hall the Planning board. Even some of today's billionaires started at the bottom sweeping floors or working in the mail room. Stephanie Mercandetti, grab your broom.

Joe Rizoli

Sometimes need new people to get new ideas.

The Democrats run the town and she is just one of the lackeys they want to get in.
I'm not saying she is not a good person just one of the gang.
Now lets look at the town with the Democratic machine running it......
Not too good if you ask me. All you who are part of the Democratic machine look at the job you've done so far. I wouldn't be too proud.
Taxes going up, illegals running around all over the place, people getting paid not to work, people coming and going who can't stand the heat.
Not much to be proud of.
Time for a change YES, but NOT a change in scenery with a different political lackey player.
Jim@ccfiile.com

In terms of the tax shift, Framingham is really not out of sync with the other 33 communities that have a population of more that 34,000 and with commercial properties representing more than 15% of its property value. 30 out of 34 communities have a shift of at least 150%, and more than half are over 170%.

As other writers have mentioned, Stoll can't blame the entire tax problem on the Planning Board. But that is not to say she is wrong either. The Planning Board and the 'anti-business' image that seems to be projected from them are causing some businesses to really ponder whether they want to do or continue to do business in Framingham. A frequent joke heard about the Planning Board is "Hey applicant the problem isn't the plans -- its the plants."

The blame for the tax problem is shared by a number of groups (many of which have already been named) - but to fix it we will need to tackle it from a number of different angles. One being getting rid of the anti-business image that the Planning Board projects - which can possibly be fixed with new blood - and one with a fresh perspective.

This is what makes the Planning Board race interesting this year. There is a candidate with a relevant work resume who has not been part of the 'old guard' - this could be just the perspective we need today - because it is clear we don't need more of the same old routine.

So on the one hand she's too new and hasn't been in town government. And on the other, she's part of the Democratic gang. I think the Rizoli boys need to compare notes.

I think we all agree that there has been a problem encouraging new businesses to locate in Framingham. And there's also a problem keeping existing businesses here. Is calling on a 75-year old gentleman who's been in town government for 20 or 30 years really going to change all that? If you've been following the news, you'll see that Framingham's largest employer just purchased a large campus in a neighboring town. We can not afford not to rock the boat right now. The status quo is not working.

Too many people running the town are running it into the ground!
Not the best way to do it, unless you want to bulldoze the whole downtown and start over.
Not a bad idea in theory....Start over and do it right. From the buildings, to who will occupy them.
Right now it's a hodgepodge of everyone doing what they feel is right for themselves, and it looks that way.
Jim@ccfiile.com

As a realtor I could go on and on about this issue. I also live in Framingham and my tax bill has increased almost $3,000 in 8 years! The planning board has aproved some lovely projects and needlessley turned down others and I am sure there are many arguments on both sides of the coin. I don't like to air my political view but I do think some new "blood" is needed. I hope that whoever fills the seat does a great job and treats people fairly and with appreciation for trying!

Personally, I doubt very much that the huge tax increases are any one group's fault. Economics tend to be complicated in terms of both causes and effects. I've lived in Framingham for nearly eight years now, and here's what I do know:

- my taxes have gone up every year;
- the assessed value of my home has gone down every year;
- the school my son attends is not providing the support he needs;
- in the winter, I have to shovel half the road because the plows do not clear the street, even days after a storm has ended;
- people routinely drive 50-70 mph along my road (Dennison Ave) because there are never police around to monitor the area.

I'd be less interested in finger-pointing and more interested in a town government that has an interest in helping its taxpaying residents.

Rich A.