BURRILLVILLE – A previously blighted stretch of land by the town line that once served as a auto repair shop and junk yard is being cleaned up by its new owner, who appeared before the Town Council last week to apply for a reduced tax agreement in light of the work.
Councilors unanimously approved a tax stabilization agreement for Stephen Roderick that, if fully implemented, will save the investor an estimated $5,425 over the next four years on his bill for 1126-1134 South Main St.
Roderick purchased the 3.4 acre lot for $535,000 under his business Menocar Investments, LLC in 2023 along with a second, abutting 3.4 acre lot. Town property records show the parcel was previously owned by the late Lawrence Therien and Mark Bard, who bought it in 1986.
“I was fortunate enough to acquire the property and I’ve done a lot of work over there,” Roderick said, while making a case for a deal at the council meeting on Wednesday, Sept. 25. “I’ve been cleaning up the property and trying to bring it up to today’s standards. It’s been dilapidated for a very long time.”
The owner noted that when he first took possession of the lots, which hold two single family homes and a garage, debris including some 3,000 tires covered the land, and there was no power to the structures, with fire alarm systems shut down. Over the past year, he said, junk on the property has been removed and buildings repaired and secured. Currently, Roderick said he is working on a Phase II environmental remediation.
“A lot of it was for safety reasons and to protect the building from further damage,” Roderick said. “We pulled a lot of stuff off the embankment. I made it water tight so I can rent it out, so I can be able to afford it.”
He said the work has slowed down somewhat recently due to finances.
“All I’m asking for is help at this time to pretty much beautify the property,” he said. “I know it’s a big ask.”
Town Manager Michael Wood noted that the owner did not qualify for the town’s regular tax stabilization program, which the council passed in 2021, as it sits outside the target zone. But utilizing another town ordinance that aims to spur commercial development, Wood said town officials were able to devise a proposal.
“We’ve looked through the ordinance and we tried to do the best we could to follow the processes that we think are appropriate to have this considered before the Town Council,” Wood said. “Obviously, we’re not able to give everything Mr. Roderick might want because of the ordinance’s restrictions, but we are recommending what we think we are able to.”
Roderick’s application documented plans for more than $670,000 in repairs to the interior, exterior, basements and yards of the three structures. The garage, he said, will be converted to serve as a headquarters/office for his business, Construction Junction, LLC. Currently based in North Smithfield, the company does state, federal, municipal, commercial and residential work, according to his application with the town.
But not all of the rehabilitation project qualifies for the tax stabilization program. A recommendation by Tax Assessor Jennifer Mooney noted that an agreement could apply to the land, paving and garage exclusively, leaving out the vacant land and rental properties.
Calculation of the savings is based on assessed value, which Mooney noted is likely to change significantly for the property, but using the current value, the developer would save $2,170 in the first year, with savings to scale downwards over the next three years. Full tax on the applicable portion at its current value would be $2,712.
Town Council President Donald Fox said the he utilized the tax stabilization program when he built a new building to house his business, Alashan Cashmere, in 2014.
“I think the intent of the ordinance is fantastic,” he said.
The tax agreement, he noted, will be subject to completion of the applicable projects.
Councilor Raymond Trinque noted that not many developers seem to apply for the break, which requires approval of the Town Council.
“I’ve been here eight years and I haven’t seen five of these,” he said.
Councilors unanimously approved the application, which will be subject to inspection by the town building official and tax assessor.
“We want to be pro business and we like what you’re doing in beautifying the property,” said Councilor Stephen Rawson.
