PUBLIC PRESENTATION - Sherborn Square
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P U B L I C P R E S E N TAT I O N
TOPICS FOR DISCUSSION
• SHE R B O R N SQ UARE DEV ELOPMENT PLA N
• INFR AST R UC T URE / F INA NCING
• B E NE FITS AND CONCERNS
• NE XT ST E PS
Sherborn Square January 17, 2019
SHERBORN SQUARE OVERALL PLAN
MEMORY CARE ASSISTED LIVING
HUNTING LA NE
MARKET
POWDERH O U SE L ANE
NO RTH M A I N STR E E T
SHERBORN SQUARE NORTH MAIN STREET PLAN
SHERBORN SQUARE PLAN
SHERBORN SQUARE PLAN
Proposed Development • 6,500 Sf existing historic house converted into restaurant/cafe • 9,000 sf addition to historic house for proposed food market • Assisted Living Facility /Memory Care (90-120 Assisted Living/40-60 Memory Care) • 14 one-acre single family homes (includes 2 existing single family homes)
Partnership to Bring Municipal Water and Sewer to Town Center 1. Developer builds town center municipal water & sewer ($2.8M total costs) 2. Developer finances costs through sale of land to Assisted Living Facility 3. Developer transfers ownership of municipal water & sewer to Town of Sherborn. 4. Developer receives costs back over 10 years through a TIF (tax increment financing)
Infrastructure Costs 1. Construction for a 40,000 gallon Municipal sewer system=$1.8M 2. Construction for a 50,000 gallon Municipal well system=$1M • Well=$150,000 • DEP Permitting Costs=$100,000 • Water Treatment=$300,000 • Water Tank=$200,000 • 1 Mile of 6” Pipe=$250,000 *Expandable to 120,000 gallons *Proposal assumes assistance using towns resources
Approval Process for Development
Town Meeting Vote in May 2019
• TIF (Tax Increment Financing) on Assisted Living over 10 Years
• Zoning change from 2 acre to 1 acre on Hunting Lane Property
• Zoning change from 2,500 sf commercial to 9,000 sf commercial
PUD (Planned Unit Development)
• Planning Board Approval for PUD on 6 Acre North Main Street parcel.Benefits to the Town of Sherborn • Local Food Market that incorporates Historic House and celebrates Historic Preservation • Town receives Municipal Water & Sewer for Town Center District • Provide healthier drinking water to Town Center due to current septic setbacks • Commercial Tax Base that increases over time to full value after 10 years • Create opportunity for business district to evolve into a more vibrant downtown
Concerns to the Town of Sherborn • How does development effect affordable housing goals? • Does this development change the character of existing Town Center? • How does the Town make sure all of the financial and engineering figures being presented are accurate and not biased?
Affordable Housing • An affordable housing contribution either through an in lieu payment to the Sherborn Housing Trust or designating a required number of assisted living units as affordable. • An agreement between the Town of Sherborn, Assisted Living Operator and Developer needs to be met before approval of Special Permit.
Wa
sh
ing
Impact to Existing
Str
e
Town
ton
Center Character
et
Library
• Historic House to be preserved
t
and converted back into its original use as a tavern.
i n S t ree
Ma
South
• An appropriate and sensitive addition to the home to be approved by the Sherborn
Historical Commission
• New Assisted Living and South
Memory Care will not exceed 3 Floors and any existing
Main
building currently in the Town Center
• Single Family Homes on Hunting Lane consistent with current zoning2 acre
1 acre
HUNTING LANE PROPOSED ZONINGSherborn Square
Assurances
Town Hall
Wa
sh and Oversight
ing
North Main Street
ton
Str Fire Station
ee
t
Library
El
•Police
Developer will have to show through a Fiscal Impact Analysis that all financial figures
io
tS
Station
tre
et
presented are accurate.
th Ma
i n This
S t reet report will be peer reviewed by towns consultant.
Ball fields
Sou
• Developer will have to show through a traffic impact analysis that proposed uses
will not adversely impact current traffic. This report will be peer reviewed by towns
South Main
consultant.
•Businesses Pine Hill School
•Municipal Buildings
• All infrastructure for both development and municipal water and sewer will be
•Churches
reviewed and approved by towns consultant.
•Town Center Residences
North Main
SOUTH AND NORTH MAIN STREETSherborn Resident Survey 2014
• Background
• Demographics of Survey Respondents
• Results
Satisfaction with Town Characteristics
Ratings of Town Initiatives
Preference for Future Policies Question 17: What future town services and
What is Most Important?
• Appendix facilities do you favor?
Methodology
1998 Questionnaire
2014 Questionnaire
• There is two-to-one support for public water supply,
2
sewers and wastewater treatment to enable
development of the town center.
• There is strong opposition to both trash/recycling
pickup and to “pay as you throw” based on the
questions as written.
• Support for a senior center and a general recreation
center, although still positive, is less now than in 1998.
Question 17: What future town services and facilities do you favor? 27Future Policies 2014
• There is strong support for a small grocery store but not for a supermarket.
• Expanding the business district and selling/leasing town open space have both proponents and opponents.
• For many of the Economic Development proposals, residents ask for more information.
Economic Development Policies
Encourage core business services and retailing, such as a small
78% 12% 9% 2%
grocery store
Preserve and assist agricultural activities 73% 9% 13% 4%
Encourage specialty business services in the Town Center 72% 10% 17% 1%
Use some public land for agriculture and forestry to generate
68% 11% 20% 1%
products and income for town use
Encourage home based businesses 62% 9% 23% 7%
Permit businesses to share septic or small “package” wastewater
58% 12% 28% 2%
treatment facilities
Expand the business district 45% 30% 23% 2%
Sell or lease town open space to generate revenues 35% 37% 27% 2%
Encourage core business services and retailing, such as a
32% 53% 14% 1%
supermarket
Keep business development minimal 31% 50% 18% 2%
Favor Don't Favor Need More Information No Opinion
Question 19: What economic development policies do you favor for the town? 31Survey Findings • There is a strong support for a small grocery store. 88% of those surveyed favor. • There is two-to-one support for a public water supply, sewers and wastewater to enable development of the town center.
Town Financial Obligations • The Town will not pay for the proposed municipal water and sewer; the costs will be offset by the taxes generated from the assisted living facility. • If the town were to design and build municipal water and sewer without developer the costs would be approximately 20% higher due to procurement laws.
Next Steps • Ask the Board of Selectmen to call a Special Town Meeting for a vote on 3 proposed warrant articles. • Developer to initiate an informational outreach effort to inform the community about the development and infrastructure proposal • Developer and Town to work together in providing engineering, costs and financial arrangements of municipal water and sewer
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