Windham is Top Candidate for National Guard

The state-owned Applewood Golf Links property has been rated as the best location for a National Guard vehicle maintenance facility, despite continued opposition from several Selectmen and other members of the town.

State Sen. Jim Rausch, R-Derry, gave Selectmen an update of the situation on Sept. 24, telling board members that a general and staff member have done a workout of three properties. Based on their criteria, the Windham property on a point scale is the best of the three.

"I've made it very clear to them that I have received a lot of information from Windham constituents and state representatives that it is a very strong concern," Rausch said. "The National Guard does not pay property taxes."

The facility, according to Rausch, requires will be 78,000 square feet and require at least 10 acres. He said that the project will cost close to $20 million, but the federal government requires the state to provide the land.

Rausch did say that the National Guard will need to get a waiver to use the Windham property, since the property was purchased with federal highway money.

Other properties, according to Raush, likely do not have the hurdles of the Applewood Golf Links property, and no community has ever had taxable dollars from those properties.

"Not like (the Windham) property, Rausch said, "which was fairly recently purchased and purchased only because of the Exit 3 I-93 widening project."

The value of the property is currently estimated at $3.4 million, a number that has come from several reductions. The land area, which spans close to 27 acres, is zoned part commercial and part residential.

Several community members told Selectmen that there is significant interest in the property.

"There is a lot of activity," said Ralph Valentine, a local commercial realtor. "Nobody thinks the price (for the property) is too high. They think it's a starting price, but they don't think it's crazy."

Valentine said that a concept plan for the property has been developed for a few months.

Local engineer Karl Dubay confirmed that the parcel is "indeed developable," despite the zoning hurdles.

"This site deserves something a little bit different, a little bit better I believe in terms of the tax base," Dubay said. "It doesn't necessarily have to be big box retail."

Dubay suggested that a plan is in the works for possible senior housing in the back of the property, which he said comes out positive in terms of tax revenue. He said that he has been involved with the property since the 1990's and originally planned for heavy retail at that location.

Al Letizio Jr., who owns a business on Indian Rock Road not far from the property, said that publicity of the National Guard's interest has stirred up commercial interest.

"I agree that it is not zoned in the most favorable way, however it is zoned in such a way that there is a possibility to have it developed," Letizio said.

Selectman Roger Hohenberger voiced his concern that a decision on the property has taken too long, negatively impacting Windham's tax base.

"It's another part of Windham that's going to be left vacant because the state can't make up their mind to decide what needs to be done," Hohenberger said.

Rausch argued that the state has made up its mind to sell the property, and that if there is no buyer for $3.4 million, the property will be reappraised.

He called the National Guard situation a "new twist" on the issue.

The property, according to an assessment by the Windham Economic Development Committee, could generate between $300,000 and $500,000 in taxes for the Windham community.

Rausch said that the National Guard works at its own pace, and that the only timeframe given was that construction on the armory will begin in 2015.