Canton, Massachusetts · Saved source text
Article 28 - STA for Emergent BioSolutions -rev 031721 pdf file
Saved text from 9 source pages. Transcription and OCR may contain errors; verify figures and wording against the original. Retrieved 2026-10-15.
Source page 1
Key: 6915 Town of Canton - Fiscal Year 2021 Preliminary 11/20/2020 5:57 pm SEQ #: 6,334
CURRENT OWNER PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD
L BIV 80 SHAWMUT LLC 32-4 80 SHAWMUT RD 4010 100 WAREHOUSE 1 1 of 1
E C/O EMERGENT BIODEFENSE OPERA TRANSFER HISTORY DOS T SALE PRICE BK-PG (Cert) PMT NO PMT DT TY DESC AMOUNT INSP BY 1st %
G 400 PROFESSIONAL DR STE 400 EMERGENT BIODEFENSE OPERA 06/22/2020 V 12,900,000 38006-17 348 06/11/2020 3 ALTERATIONS 37,600 0 0
A
GAITHERSBURG, MD 20879 BIV 80 SHAWMUT LLC 12/22/2017 QS 4,350,000 35694-309
L
HLS REALTY TRUST 07/01/1998 QS 2,010,000 12629-494
CD T AC/SF/UN Ngh Infl-1 Infl-2 ADJ BASE SAF Topo Lpi VC CREDIT AMT ADJ VALUE
L 103 S 136,788 CIM 1.00 100 1.00 100 1.00 547,010 1.00 100 1.00 C5 1.90 1,717,730
A
N
D
TOTAL 3.140 Acres ZONING 6 FRNT 0 ASSESSED CURRENT PREVIOUS
N LOT B2 & C PLOT PLAN LAND 1,717,700 1,597,900
Ngh COMMERCIAL O BUILDING 2,807,800 2,496,600
Infl-1 FACTOR 100 T DETACHED 32,700 32,700
E OTHER 0 0
Infl-2 PHY 100
TOTAL 4,558,200 4,127,200
TY QUAL COND DIM/NOTE YB UNITS ADJ PRICE RCNLD PHOTO 12/13/2018
PAV G 1.20 70 0.30 47,000 2.28 32,100
SM1 G 1.20 30 0.70 3X5 15 57.36 600
D
E
T
A
C
H
E
D
BLDG COMMENTS
BUILDING CD ADJ DESC MEASURE 11/9/2018 PJK
MODEL 5 CIM-5
STYLE 56 0.65 WAREHOUSE [75%] LIST 11/9/2018 PJK
B QUALITY G 1.10 GOOD [100%]
REVIEW 11/16/2018 PJK
U FRAME 2 1.00 MASONRY [100%]
I
YEAR BLT 1971 SIZE ADJ 1.000 ELEMENT CD DESCRIPTION ADJ S BAT T DESCRIPTION UNITS YB ADJ PRICE RCN TOTAL RCN 3,509,704
L
D NET AREA 45,710 DETAIL ADJ 0.623 FOUNDATION 2 SLAB 1.00 A BAS L BASE AREA 34,090 1971 76.74 2,615,967 CONDITION ELEM CD
I $NLA(RCN) EXT. COVER 12 BRICK VENEER 1.05 B BAS L BASE AREA 5,810 1971 76.74 445,843 EXTERIOR G
$77 OVERALL 1.050
N ROOF SHAPE 4 FLAT/SHED 0.98 B USF L UP-STRY FIN 5,810 1971 76.74 445,843 INTERIOR G
G CAPACITY UNITS ADJ ROOF COVER 11 MEMBRANE 1.02 + CAN N CANOPY 120 17.10 2,052 CDN/APP G
STORIES 1 1.00 FLOOR COVER 9 CONCRETE 0.95
% HEATED 100 1.00 INT. FINISH 6 MINIMUM 0.95
% AIR COND 13 1.00 HEATING/COOL 15 SUSPENDED 0.95
% SPRINKLER 100 1.02 FUEL SOURCE 2 GAS 1.00
EFF.YR/AGE 2000 / 19
COND 20 20 %
FUNC 0
ECON 0
DEPR 20 % GD 80
RCNLD $2,807,800Source page 2
ET emergent biosolutionse CDMO Expansion Ga * Town of Canton, MA 22April2021 [Original embedded text, retained for comparison] CDMO Expansion Town of Canton, MA 22April2021
Source page 3
Canton CDMO Expansion Timeline
Tasks 2020 2021 2022 2023
B80 purchase
Detailed design
Tax incentive assessment (local, state, federal)
Market Announcement
FTE Recruitment, Training, and Deployment
Pre-operational Sales & Business Development
B80 Renovation
Move B50 Infrastructure to B80
Validation & Start-up B80
First DVS customer signed to go to Canton
First Customer in Canton New Area
2
Extending the mission to Protect and Enhance LifeSource page 4
Emergent Biosolutions
80 Shawmut Rd
Assu
mptio
ns
Tax rate 25.42 Expected increase is 4% annually.
Value is 12,900,000
Building value only will increase 3% each year
Year Tax Rate Land Value Bldg Value Total Value Taxes % STA Total Value w/ STA Taxes with STA STA Savings Tax Increase
2022 25.42 1,661,900 11,238,100 12,900,000 327,918 50% 7,281,000 185,083 142,835
2023 25.42 1,661,900 11,575,200 13,237,100 336,487 25% 10,343,300 262,927 73,560 77,844
2024 25.42 1,661,900 11,922,500 13,584,400 345,315 25% 10,603,800 269,549 75,766 6,622
2025 25.42 1,661,900 12,280,200 13,942,100 354,408 5% 13,328,100 338,800 15,608 69,251
2026 25.42 1,661,900 12,648,600 14,310,500 363,773 5% 13,678,100 347,697 16,076 8,897
1,727,901 1,404,056 323,845 162,614
During the term of the STA no additional abatements will be extended by the Town of Canton.
Interim valuations on properties are done annually by the Assessor's office and the Town of Canton will allow an appeal to the
Board of Assessors for any changes greater than 10% of the previous year's fiscal assessment of the property.
4/22/2021Source page 5
SPECIAL TAX AGREEMENT
BETWEEN
THE TOWN OF CANTON, MASSACHUSETTS
AND
EMERGENT BIOSOLUTIONS
This Special Tax Assessment ("STA") Agreement (the "Agreement") is made as of the
Day __________ , , by and among the TOWN of CANTON, a municipal corporation duly
organized under the laws of the Commonwealth of Massachusetts, having a principal
place of business at Memorial Hall, 801 Washington St., Canton, MA 02021 (hereafter
called "the TOWN") acting through its Board of Selectmen, and Emergent Biosolutions
("OWNER"), with a principal place of business at 400 Professional Drive, in
Gaithersburg, MD 80879.
WHEREAS, OWNER intends to purchase out certain real estate located at Shawmut
Road, Canton, MA 02021 shown as Map and Parcels _____ and _______on Town of
Canton Assessor's Map (the "PROPERTY") also shown as 50 and 80 Shawmut Road;
WHEREAS, OWNER will be making improvements, equipping, operating, and using
the premises for business activity at the PROPERTY and desires to obtain certain
exemptions from property taxation from the TOWN on the investment in the
PROPERTY for a limited period of time; and,
NOW, THEREFORE, in consideration of mutual promises contained herein, the
sufficiency of which is hereby acknowledged, OWNER and the TOWN agree as follows.
l. Emergent Biosolutions OBLIGATIONS
1 . OWNER shall begin build out the PROPERTY by investing $60,000,000.00 in
said PROPERTY on or before July 1, 2022 in the construction, renovation and
other hard development costs for the improvement of the PROPERTY for
commercial use and to equip the property.
2. If OWNER decides to sell all or part of its interest in the PROPERTY, then
OWNER shall give the TOWN written notice of its intent to transfer
ownership within 30 days. Said notice shall be given by certified mail, return
receipt requested, to Town Administrator, Memorial Hall, 801 Washington
St., Canton, MA 02021. Upon PROPERTY sale, this STA is null and void.
3. Owner shall provide the Massachusetts Economic Assistance Coordinating
Council ("EACC") and the TOWN with an annual report no later than January
31st for each calendar year or part thereof that the Agreement is in effect.
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Said report shall contain the following information in reasonable detail: (1)
full-time employment levels at the PROPERTY; (2) total estimated
investment at the PROPERTY; (3) amount of local property tax paid at the
PROPERTY; and (4) amount of local property tax exempted at the PROPERTY.
4. If OWNER fails to meet any of the material obligations specified in this
Agreement, then the TOWN, acting through its Board of Selectmen, may
request decertification of the STA or the PROPERTY by the EACC. Prior to
requesting such decertification, the TOWN shall give written notice of the
alleged default to OWNER and an opportunity to meet with the TOWN'S
Board of Selectmen or any members of the Board of Selectmen or TOWN
officials as the Board of Selectmen may designate to discuss a cure for the
alleged default. Upon receipt of written notice, OWNER shall diligently
undertake and carry out curing any alleged default, and shall have 120 days
from the date of the written notice to cure such default; provided, OWNER
shall diligently proceed with curing such default and provided further that
the time to cure such default shall be extended where the inability to cure
results from reasons of force majeure (e.g. act of God, act or war, terrorism)
for the duration of such force majeure. Should OWNER opt not to cure any
default, then OWNER agrees not to oppose any request by the Town of
decertification of the STA or PROPERTY based on such default.
5. If OWNER undertakes substantial activities to fully sell the PROPERTY before
January 1, 2022 but (a) the STA or PROPERTY is decertified, (b) this
Agreement is terminated, (c) OWNER sells the PROPERTY before July 1 ,
2022, or (d) there is a material default by OWNER of this Agreement or
other agreement between OWNER and the TOWN related to the PROPERTY
that remains uncured after any applicable cure period, then any remaining
STA to be provided to OWNER per this Agreement shall be deemed
terminated and revoked.
ll. TOWN'S OBLIGATIONS
1 . The TOWN'S Board of Selectmen will execute this Agreement on behalf of
the TOWN. Such execution is subject to and contingent upon ratification by
Town Meeting. This Agreement shall not be binding upon the parties
should Town Meeting fail to ratify this Agreement.
2. Contingent on OWNER complying with its obligations and conditions set
forth above and compliance with all applicable laws and regulations,
including but not limited to 402 CMR 2.00, et seq., the TOWN shall grant to
OWNER a Special Tax Assessment ("STA") exemption for a period of five (5)
years in accordance with Massachusetts General Laws, Chapter 23A,
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Sections 3E-3F; and Chapter 59 Section 5. Said STA exemption shall be
granted on the full assessed value of the full real property tax and all
improvements made to the same and shall be based on the assessed value
of the building for each fiscal year in which the exemption applies.
3. Said STA exemption shall commence beginning July 1, 2022 and shall end on
June 30, 2026. The base valuation for determining assessed value of the
PROPERTY shall be determined by the TOWN'S Board of Assessors in such
board's usual manner and payments to the TOWN shall be required per such
board's usual and customary manner paid in quarterly installments by
August 1, November 1, February 1 and May 1 of each year. For the
avoidance of doubt, the Fiscal Year 2021 property valuation for the
PROPERTY will be $12,900,000. The amount of the STA shall be as follows:
Year of Agreement Tax Assessment
Fiscal Year 1 50% abatement of the full real
property tax.
Fiscal Year 2 25% abatement of the full real
property tax.
Fiscal Year 3 25% abatement of the full real
property tax.
Fiscal Year 4 5% abatement of the full real
property tax.
Fiscal Year 5 5% abatement of the full real S
property tax.
Personal property located at the PROPERTY is not exempt for purposes of this
Agreement
ADDITIONAL PROVISIONS
1 . This Agreement shall be binding on OWNER, its transferees, and each of
their respective successors and assigns; provided, however, that OWNER
shall have the right to terminate, at OWNER'S option, this Agreement in
the event the OWNER sells any of its interest in the PROPERTY by
delivering written notice of such termination to the TOWN.
2. The matters described above as obligations of OWNER are only conditions to
the eligibility for tax exemptions under this Agreement, and do not create
any obligation or covenants of OWNER that may be specifically enforced by
the TOWN in equity, it being intended that the TOWN'S remedies shall be as
is set forth in Paragraph #4 and #5 of Section I of this Agreement.
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3. This Agreement is subject to Massachusetts General Laws Chapter 23A,
Sections 3A-3H inclusive and Chapter 59, Section 5.
4. Should any provision of the Agreement be declared or be determined by a
court of competent jurisdiction to be illegal or invalid, the validity of the
remaining parts, terms, and provisions shall not be affected thereby and said
illegal or invalid part, term, or provisions shall be deemed not to be part of
the Agreement upon such declaration or determination.
5. The Agreement shall be governed by and construed in accordance with the
laws of the Commonwealth of Massachusetts.
6. The Agreement may only be amended or modified by a written instrument
executed by both parties and approved by the Massachusetts Economic
Assistance Coordinating Council. The failure of any party at any time to
require the performance of any provision hereof shall in no manner affect
the right of such party at a later time to enforce the same.
7. This Agreement may be signed in multiple counterparts, each of which shall
be deemed an original, but all of which together shall constitute one and the
same instrument. This Agreement may be signed by a signature delivered by
facsimile or other electronic image, which shall bind the party so signing.
8. Notwithstanding anything herein to the contrary, no provision of this
Agreement shall waive, bar, diminish or in any way affect: (a) any power,
charge or obligation of the Town to regulate or issue any permit or order
with respect to the Town Property per any applicable statute, code,
regulation or bylaw, or (b) any limitations on liability afforded a body politic
of the Commonwealth of Massachusetts, including but not limited to any
limitations afforded by G.L. c. 258, S 10.
9. Notwithstanding any provision in this Agreement or other agreement to the
contrary, all obligations of OWNER under this Agreement to pay to the
TOWN any amount owed to the TOWN under this Agreement or any
applicable law shall survive any decertification of the STA and any expiration
or sooner termination of this Agreement or any lease for the PROPERTY.
10. If the valuation of buildings on the PROPERTY increases over 5.0% during any
individual year of the term of the STA then OWNER shall have the right to
appeal said valuation to the Board of Assessors. Nothing in this Agreement,
however, shall prevent OWNER from appealing the valuation of the land
component of the PROPERTY for any individual year of the term of the STA.
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EXECUTED as a sealed instrument on the day and year first above written
By Emergent Biosolutions,
By:
Name.
Title:
Duly authorized
______________________________
Signature
TOWN OF CANTON,
By its Board of Selectmen
John J. Connolly, Chairman
Michael C. Loughran, Vice Chairman
Mark J. Porter, Clerk
Chris Connolly, Member
Lisa Lopez, Member
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