Attached Residential Cluster Development Comprehensive Plan Submittal

February 7, 2017

Winning Farm of Winchester Gershon Way Winchester, MA

BEK Winchester Winning Farm, LLC 410 Boston Post Road Suite 28 Sudbury, MA 01776

ATTACHED RESIDENTIAL CLUSTER WINING FARM OF WINCH ESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

TABLE OF CONTENTS

0.0 Project Description ...... 1 1.0 Existing Conditions ...... 2 1.1 Existing and Cover ...... 2 1.2 Existing Topography ...... 2 1.3 Existing Soils ...... 2 1.4 Natural Resource Areas ...... 3 2.0 ...... 5 3.0 Proposed Development ...... 6 3.1 General Descriptions ...... 6 3.2 Roadways and Parking ...... 6 3.3 Walking Paths ...... 7 3.4 Site Grading and Earthwork ...... 7 3.5 Landscape Design ...... 8 3.6 Open Space ...... 8 3.7 Architecture ...... 9 3.8 Traffic Impacts...... 9 3.9 Stormwater Management Overview ...... 10 3.10 Utilities ...... 11 3.11 Community Benefits and Costs ...... 11 Appendix A: Abutter’s Data ...... 1 Appendix B: Figures ...... 2 Appendix C: Stormwater Management Report ...... 3 Appendix D: Stormwater Operations and Maintenance Manual ...... 4 Appendix E: Project Plans ...... 5

FEBRUARY 7, 2017

ATTACHED RESIDENTIAL CLUSTER WINING FARM OF WINCH ESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

0.0 PROJECT DESCRIPTION

Winning Farm of Winchester is a proposed project located in the northwest corner of the Town of Winchester, Massachusetts. The subject property is located at 1 Gershon Way, off Thornberry Road. The 12.9-acre parcel is identified on the Town Assessors database as Map 28 Lot 239. The parcel is bordered on three sides by land owned by the Town of Winchester and maintained as open space. Beyond the southerly border of the property are the residential properties that are to the north of Thornberry Road. The towns of Woburn and Lexington are located just northerly and westerly, respectively, of the boundary of the Town of Winchester owned land surrounding the subject property.

The subject parcel has been the site of several development proposals over the past 20 plus years, most recently by Winning Farms, LLC as an assisted living facility. As the Town is aware, the subject Winning Farm property was originally approved by the Town for a large independent-living and assistant-living complex, pursuant to an Independent Elderly Housing Overlay District previously adopted for the property. After various iterations of plans and several years of litigation, the current owner (Winning Farm LLC) obtained approvals from various Figure 1: Aerial View of Winning Farm of Winchester Town boards and commissions to construct an 88-unit independent-living/assisted-living complex. However, for various reasons, this facility was never built (although the access road (Gershon Way) was constructed along with some utility work and a sales office building).

The Applicant has an agreement in place to purchase the subject property from Winning Farm LLC, subject to the issuance of permits and approvals to construct an age restricted residential community. At a Special Spring Town Meeting on June 6, 2016, after several months of presentations to various Town boards, agencies and residents, Winchester Town Meeting voted unanimously to include the subject property within the Attached Residential Cluster Development Overlay District (ARCDOD), in order to allow for the development of twenty-nine (29) cluster style residential dwelling units. Pursuant to a Development Agreement entered into by the Applicant with the Town of Winchester, the residential community would be subject to an age restriction (55 and over), and two (2) of the dwelling units would be set aside as affordable, amongst other commitments and requirements.

On October 11, 2016, after several meetings with the Winchester Conservation Commission to review the surrounding resource areas, the Winchester Conservation Commission issued an Order of Resource Area Delineation (ORAD) for the subject property.

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

1.0 EXISTING CONDITIONS

1.1 EXISTING LAND USE AND COVER The subject property is mainly vacant forested land that has been largely undeveloped. The southerly corner of the property has an existing single story manufactured residential structure that was formerly used as a potential sales office. There is a small gravel parking area and paved driveway (Gershon Way) associated with this structure. Forested wetlands wrap around the eastern, northern, and western property borders. The southwest side of the property features a Vernal Pool buffer that protects the Vernal Pool located on Town property immediately adjacent to the development parcel.

1.2 EXISTING TOPOGRAPHY Rolling topography defines the overall site and forms the basis for the developable areas throughout the property. Elevations range from approximately 212 along the far northern edge of the parcel to 302 at the intersection of Gershon Way and Thornberry Road. An existing 8% paved roadway serves as the primary entrance to the property which transitions to a central plateau at approximate elevation 250 before dropping off sharply to the north, east and west with slopes ranging from 15% to 20%. Much of the land around the wetland resource areas are characterized by steep slopes (up to 20%) that challenge development. The land to the north and west of the Vernal Poll features relatively flat topography with slopes generally less than 5%.

1.3 EXISTING SOILS The NRCS Soil Survey for Middlesex County indicates a variety of soils across the site: Scituate fine sandy loam, Ridgebury fine sandy loam, Whitman fine sandy loam and Hollis – Rock Outcrop – Charlton complex. All of these soils are identified with Hydrologic Group D soils, indicting very poorly draining soils across the site. In addition, Ridgebury and Whitman soils are typically considered hydric soils.

Test pits that have been excavated in the upland areas of the parcel indicate a very different soil type is actually present on the site. The excavated test pits indicate a Figure 2: NRCS Soil Map shows a variety of soils across the site relatively shallow topsoil layer underlain by Loamy Sand and/or Sandy Loam to the limits of the test pits. Seasonal high water elevations based on redox features were also noted during the test pitting of the property.

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

Hydrologic Soils Groups have the following definitions:

Group A is sand, loamy sand or sandy loam types of soils. It has low runoff potential and high infiltration rates even when thoroughly wetted. They consist chiefly of deep, well to excessively drained sands or gravels and have a high rate of water transmission.

Group B is silt loam or loam. It has a moderate infiltration rate when thoroughly wetted and consists chiefly or moderately deep to deep, moderately well to well drained soils with moderately fine to moderately coarse textures.

Group C soils are sandy clay loam. They have low infiltration rates when thoroughly wetted and consist chiefly of soils with a layer that impedes downward movement of water and soils with moderately fine to fine structure.

Group D soils are clay loam, silty clay loam, sandy clay, silty clay or clay. This HSG has the highest runoff potential. They have very low infiltration rates when thoroughly wetted and consist chiefly of clay soils with a high swelling potential, soils with a permanent high water table, soils with a claypan or clay layer at or near the surface and shallow soils over nearly impervious material.

While the NRCS mapping is often remarkably accurate, in this case, the mapping simply does not match the actual soil conditions encountered on the property. The soils on the property in the upland area are clearly not hydric, clearly not HSG D soils, and exhibit the overall characteristics of HSG A or HSG B soils. Design and analysis of soils within the upland areas for this project will be conducted using HSG B soils and their characteristics.

No test pitting or soils sampling has been conducted within the wetland resource areas. As such, since we have no evidence to refute the mapping, we will assume the soils within the approved wetland resource areas are HSG D soils, exhibiting hydric characteristics and the other properties noted above.

1.4 NATURAL RESOURCE AREAS Natural resource areas on the property can be found along nearly every property line across the site. Bordering vegetated wetlands (BVW) exist along the north, east and west sides of the site as well as along the southerly boundary adjacent to the Vernal Pool. Just off the property to the southwest, a large Vernal Pool exists that runs generally parallel with that property line and is located between the site and the Lexington Town Line. Buffer zones associated with the resource areas extend onto the property.

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

There are no Riverfront Areas located within the subject parcel, and Coastal Resource Areas are not present on the parcel either. Based on mapping provided by the Natural Heritage Endangered Species Program (NHESP), there are no areas of Priority Habitat or Estimated Habitat of Endangered Species.

An Abbreviated Notice of Resource Area Delineation (ANRAD) was filed with the Winchester Conservation Commission on September 15, 2016. After a public hearing Figure 3: NHESP Map shows no Priority Habitat or Estimated Habitat and a site walk by the Commission, an Order of Endangered Species of Resource Area Delineation (ORAD) was issued on October 11, 2016 and subsequently recorded at Book 68352 Page 130 of the Middlesex County South Registry of Deeds.

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

2.0 ZONING

The subject parcel is located within the Conservancy-Institutional District (SCI) as shown on the Town of Winchester Zoning Map. The Zoning Map also shows an Independent Elderly Housing Overlay District (IEHOD) encumbering the property. On June 6, 2016, at a Special Town Meeting, the Town Meeting voted to approve Article 2 which placed two additional parcels within the Attached Residential Cluster Development Overlay District (ARCDOD). The property is controlled under these zoning criteria. Figure 4: Zoning Map showing base and overlay zoning The intent of the ARCDOD is:

1. To promote more sensitive siting of and better overall site planning by offering an alternative to standard development that protects and enhances the value of real property; 2. To encourage the preservation of open land for its scenic beauty and environmental benefits, and to enhance agricultural, open space, forestry and recreational use; 3. To protect the natural environment, including the Town’s wetlands and water resources; 4. To preserve historical and archeological resources, and to perpetuate, where deemed appropriate, the appearance of the Town’s traditional New England landscape; 5. To control flooding and drainage and promote good stormwater management practices; 6. To facilitate the and maintenance of streets, utilities, and public services in a more economical and efficient manner; and 7. To provide affordable housing opportunities for low- and moderate-income households.

The requirements of this Overlay District also outline the process of obtaining permit approvals through the various Town Boards, including the Approval of an Attached Residential Cluster Development Comprehensive Plan from the Planning Board and a Special Permit from the Board of Appeals.

Adjacent zoning includes abutting lands under the SCI District, as well as Residential District A (RDA) along the Thornberry Road frontage.

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

3.0 PRO POSED DEVELOPMENT

The proposed Winning Farm of Winchester project will be an Active Adult Community featuring 29 residential units. The project will be served by a 20-foot-wide private road that connects to the end of the existing Gershon Way (off Thornberry Road.) The project will be served by public utilities for water and sewer and private utilities for electric and telecommunications. A central mail delivery location will be provided within the development prior to reaching the first units. Onsite stormwater management systems will be constructed to meet or exceed all local and state requirements.

The units will be clustered in duplex and triplex configurations (seven duplexes and five triplexes) for a total of twelve structures. Each structure will feature a two-car garage along with adequate space to accommodate two additional vehicles in front of the garage doors.

Pedestrian access throughout the property will be served by two distinct walking paths. The first will be a more formal concrete walkway that will allow residents to travel from unit to unit on foot without having to walk in the roadway. The second, more natural walking path will be located behind the units and will serve as an amenity for the residents of the development. In addition, a third walking trail will be developed as a more public trail and will connect to the existing trail system as discussed below.

Efforts have been made to preserve the largest number of existing mature trees as possible. This is evidenced by the serpentine nature of the roadway, the seemingly random angles of the structures and the meandering system of walking paths. Where grading would otherwise threaten trees, stone tree wells will be installed to allow preservation of trees that would otherwise be located under three or less feet of fill. These efforts result in a unique design feature that will allow fully mature trees in a new residential community.

Specific project details are presented in the discussion below.

3.1 GENERAL BUILDING DESCRIPTIONS The project will consist of 29 condominium homes. The homes are attached in 7- duplex and 5- three plex building configurations. Each home has an attached 2 car garage and individual front entry doors. The homes feature open floor plans and first floor master bedroom suites. Secondary bedrooms and ancillary living spaces are included on the upper level. In order to accommodate site contours, many of the homes will also have walkout basements that provide access to outdoor living spaces.

3.2 ROADWAYS AND PARKING Gershon Way as it currently exists is a +24 foot wide roadway extending into the property at an 8% grade from Thornberry Road. The existing road is paved and has granite curb and wood guard rail on both sides and a bituminous sidewalk on the southerly side. The roadway terminates at the gravel parking area for the manufactured wood structure onsite. The proposed road for the development will connect to the lower end of the existing roadway and extend further into the property maintaining the 8% grade. Once into the development area, the roadway grades drop to range between X.X% and X.X% for the remainder

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS of the development. There will be two side drives that serve units located off the main road; one will serve Building 1 and the other will serve Buildings 2, 3, and 4. The road will form a teardrop shaped cul- de-sac at the northerly end of the project. The cul-de-sac has been sized to accommodate emergency vehicles.

Granite curbing will transition to bituminous Cape Cod berm curbing heading into the development near the first side drive toward Unit 1. Cape Cod berm edging will continue throughout the project. The roadway will be further delineated at driveways by the use of a 5-foot-wide pervious paver strip at the roadway pavement edge.

Parking for each unit will be accommodated through a two-car garage and enough space in front of each garage to allow two additional cars to be parked. In the event of additional visitors to the neighborhood, 18 additional spaces have been designed throughout the roadway at various locations. The inside radius of the cul-de-sac will also feature parallel parking spaces that can be used by visitors. All of these additional parking spaces for additional visitors have been designed with pervious pavers to minimize the overall amount of bituminous pavement materials being used for the project.

3.3 WALKING PATHS Pedestrian access from unit to unit as well as public access to walking paths is a primary feature of the project’s development. Multiple systems will be developed to provide a variety of pedestrian experiences for both residents and the general public. A primary sidewalk system will meander throughout the development at street level to allow primary residential access between units. This sidewalk will be constructed of concrete and will be located away from the roadway to the extent practicable. This sidewalk will be oriented toward the front doors of the units.

A secondary walking path will wind through the project mainly to the rear of the units. This path will be less formal than the primary sidewalk and will wind through the existing trees that will be saved behind the buildings. Natural materials will be used to stabilize this path, which will be oriented toward the rear outdoor living space of the units.

A third walking trail system will allow public access to the existing trail network in and around the property while also providing access to Vernal Pool viewing areas as well as other opportunities for natural educational trail features. Five dedicated parking spaces for this trail system will be provided along Gershon Way prior to reaching the first unit within the development.

3.4 SITE GRADING AND EARTHWORK The existing project site features many rolling and undulating grades across the property. Grading and earthwork for the site will be challenging since there are very few naturally flat areas that would typically accommodate building pads. In order to create the building pads necessary for the twelve structures, the areas immediately adjacent to the proposed roadways must be graded to allow access at street level and either a rear yard area at the same level, or a rear yard area at a walk-out basement elevation, or approximately 9’ – 8” lower than the garage level.

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

In order to minimize disturbances within the surrounding natural resource buffer zones, a series of steep slopes will need to be developed which will allow graded areas to be steeper than 3:1 horizontal:vertical. This will be accomplished through the use of erosion control blanketing and a hydroseed turf mix that is specifically designed for steep slope applications.

Much of the graded sideslope area has been shaped to maximize the amount of mature tree preservation across the site. There will be areas where additional tree wells may be implemented during construction to further preserve mature trees above and beyond what is shown on the plan.

The overall soil conditions across the site allow the reuse of excavated materials as fill in locations where fill is required. Preliminary earthwork calculations indicate that approximately 30,000 cubic yards of material will be excavated and available as fill. There is a need for approximately 25,000 cubic yards of fill material resulting in a net export from the site of approximately 5,000 cubic yards.

3.5 LANDSCAPE DESIGN The proposed scope of Landscape work would improve and enhances the quality of the surrounding areas of the site by keeping many of the existing large scale shade and evergreen trees and restoring a natural vegetation buffer around the perimeter project. All proposed slopes will be stabilized through seeding and plantings to retain some of the open views to the wooded portions of the property to the northeast side. Streetscape will contain a mix of 3-3.5" caliper street trees lining the drives and intersections. A mix of large evergreen trees will also be incorporated in the areas where year around foliage is necessary. Outdoor living spaces will be placed on the rear portions of the homes will which incorporate patios and outdoor kitchens for 3 seasonal use. The planting design will then help nestle these areas into the surrounding environment.

The overall landscape design will also encourage outdoor activities, whether it's for entertaining purposes, exercise or to just get out and explore on the new and existing walking trails.

3.6 OPEN SPACE The project features large areas of open space that surround the individual buildings and are accessible through the proposed trail network. These open spaces also take on unique character throughout different locations on the property. Along the northerly edges of the project, the trail winds through a deciduous forest while the southerly end of the property features a large vernal pool and a viewing area that will serve as a natural educational opportunity.

The Open Space areas will also allow residents of the community to travel from unit to unit along a less formal natural path along the rear of the buildings, enjoying the natural setting of the development without having to use the formal concrete sidewalks at street level.

The overall development parcel features 12.5 acres of land area. Of this, approximately 56% (7.0 acres) will be considered open space. This exceeds the 40% minimum required area under the ARCDOD Zoning. This does not include the outdoor living areas associated with each unit. Of the 7 acres of open space, approximately 29% (2.0 acres) is a natural resource area, under the 50% maximum requirement.

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

3.7 ARCHITECTURE The architecture of the duplexes and three plexes reflect a “soft traditional” vocabulary, reminiscent of historical residential architecture found throughout greater Boston and New England. Use of natural and traditional materials, like cladding the buildings in shingle siding with stone accents, reinforce this traditional context. Sitting within a very wooded and seemingly rural location, colors will be subdued and natural in tone to coexist with the natural surroundings. While being attached in duplex and three plex configurations, the scale and massing of the buildings have been designed and managed to a single family scale, appearance, and sensibility. Importantly, because of the nature of the road layout and siting of the buildings, all primary facades of the building envelope have been designed with the same level of scale, detail, and material use. This is not one sided architecture.

Figure 5: Example of Architectural Style of Winning Farm of Winchester

3.8 TRAFFIC IMPACTS In order to calculate the traffic impacts of a project on a roadway network, the total amount of additional traffic to be placed on the network must be calculated. The typical method of calculating this volume of traffic is to compute trip generation data using the Institute of Transportation Engineer’s (ITE) Trip Generation Manual. This publication lists trip generation based on various land uses that are statistically adjusted by studies conducted nationwide. For an Active Adult Community project, such as this, there is no direct land use code assigned by ITE at this time. There are several land uses that are similar in one way or another such as:

• Single Family Residential (LUC 210) Weekday Daily Rate – 9.57 trips/unit • Residential Condominium/Townhouse (LUC 230) Weekday Daily Rate – 5.81 trips/unit • Senior Adult Housing – Detached (LUC 251) Weekday Daily Rate – 3.71 trips/unit • Residential Planned Unit Development (LUC 270) Weekday Daily Rate – 7.50 trips/unit

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

While it would appear that the closest land use to the proposed project is Senior Adult Housing – Detached (LUC 251), this land use in the ITE manuals features a very small sample size (as few as 2 studies), so the trip generation rates of 3.71 trips per unit for the weekday daily total could be questioned for accuracy. It is also clear that the Single Family Residential (LUC 210) rate of 9.57 is very high. For a project of this size, using a very high trip generation rate would show, with a degree of conservativism, the worst-case scenario impact form this development.

Using the higher trip rates for LUC 210, the weekday daily rate and the PM Peak Hourly Rate can be calculated as follows:

29 Units x 9.57 trips/unit = 278 trips per day during the typical weekday

29 Units x 1.01 trips/unit = 30 trips during the PM Peak Hour

29 Units x 0.75 trips/unit = 22 trips during the AM Peak Hour

Using the conservative trip generation rate and the high value amongst the residential land use categories, the PM Peak Hour traffic is anticipated to grow by 30 trips. This is one car every two minutes during the PM Peak Hour. All other times of the day are expected to be less. Given the low traffic generation of the proposed project, our office is of the opinion no further traffic analysis is warranted.

3.9 STORMWATER MANAGEMENT OVERVIEW Stormwater management for the proposed project has been developed in accordance with the current guidelines of the Town of Winchester Engineering Department as well as the Massachusetts Department of Environmental Protection Stormwater Handbook. Careful efforts have been made to ensure the project’s stormwater system is the type of system that functions with minimal maintenance while providing a high level of runoff quantity and quality mitigation.

The project makes extensive use of the infiltrative capacity of the site’s soils, with two different types of systems proposed for infiltrative practices. The systems that are located under roadways and driveways will be a chambered plastic infiltrator (StormTech) system that is surrounded by crushed stone.

Systems that are located outside of vehicular travel areas and in rear yards will be stackable units that offer up to 94% void space (RainStore3 System).

The result of the stormwater management system is that all of the roads and driveways Figure 6: Example of RainStore3 System will receive water quality treatment and the

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS project will meet the rules and regulations of the Town of Winchester Stormwater Regulations as well as the Massachusetts Stormwater Standards.

A complete Stormwater Management Operation and Maintenance Manual has been prepared for the project and is included in the permit documentation.

3.10 UTILITIES The project will be served by both public and private utilities. Public water and sewer will be extended to the units from Thornberry Road. Private electric and telecommunications will provide other utility services to the project through a connection in Thornberry Road as well.

Sanitary sewer service for the project will originate at each building, flow via gravity mains to a pump station located within the tear drop cul-de-sac and then be discharged via force main to an existing manhole that was installed at the intersection of Gershon Way and Thornberry Road. A portion of this force main was installed during the construction of the Gershon Way stub. The flow will then travel via gravity to a new connection and manhole in Thornberry Road. The Thornberry Road sewer is a tributary to the Thornberry Road pump station that will be the subject of an upgrade project during the Summer 2017 season.

Water for both domestic and fire protection services will originate at the stub from Gershon Way (which originates in Thornberry Road) and extends through the development site providing individual domestic connections to each unit. Fire protection services to each building will be supplied to a sprinkler room in each structure. Fire hydrants have been placed throughout the development at locations to be confirmed by the Winchester Fire Department.

Electric service will be provided by Eversource. The service will extend through the project site in underground duct banks with transformers provided at key locations. The final construction plans for this service will be vetted through Eversource and will be in general conformance with the project plans. Telecommunications will be provided via underground ducts that will be generally parallel to the electrical duct banks.

There is currently no gas service in Thornberry Road. An inquiry will be made to determine the proximity of gas service to the project location; however, it is not expected that natural gas will be extended to the project site.

3.11 COMMUNITY BENEFITS AND COSTS It is anticipated that the project will have a significant positive financial impact to the Town of Winchester. As part of the Town Meeting process to adopt the ARCDOD zoning overlay, a 30-year financial projection was prepared by the Applicant, showing that the development at full build would generate tax revenue to the Town of over Sixteen Million Dollars ($16 million) over a 30-year period (with a Net Present Value of over Nine Million Dollars ($9 million)). As the residential community would be age restricted (55 and over), the development would not generate any additional school aged children (with the possible exception of the two affordable units discussed below).

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

Pursuant to the Development Agreement entered into with the Town of Winchester, the roadways and infrastructure within the community would be privately maintained, thereby not placing any financial burden on the Town. Also, and as set for further in the Development Agreement, the Applicant will provide funding towards the Town’s implementation of certain pump station improvement at the Thornberry Road pump station.

The Applicant would also be providing to the Town a One Million Dollar ($1,000,000) Linkage Payment upon acquisition of the property, which monies may be used at the Town’s discretion.

The Applicant has also committed to providing walking trails on the property which would provide connections to the surrounding trail network. In addition, the Applicant is providing (as shown on the attached plans) a parking area on-site for members of the public in order to provide access to the surrounding trails and Town-owned property.

As mentioned above, two (2) of the residential units will be permanently reserved for households meeting the eligibility requirements for affordable housing as set forth in the Local Initiative Program of the Massachusetts Department of Housing and Community Development (DHCD). While these units will be marketed as age restricted (55 and over) units consistent with the market rate units, it is our understanding that DHCD would not allow for a prohibition on school aged children residing in those two (2) affordable units.

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ATTACHED RESIDENTIAL CLUSTER WINING FARM OF WINCH ESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

APPENDIX A: ABUTTER ’S DATA

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FGH?F ?@ EMOIEIPPQ MC G@?^ CAKVO BOPIBS [ Y CAKVO BOPIBS [ Y ?@ EMOIEIPPQ MC MIZKCLDTC: 9A >?F?> ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

APPENDIX B: FIGURES

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USGS MAP

Source: USGS Topographic Quadrangles Woods of Winchester 7.5 x 15 Minute Series (Metric) Age-Restricted Community

Scale: 1" = 2000’ 1 Gershon Way, Winchester, MA

Prepared by Beals Associates, Inc. – Boston, Massachusetts

WINCREST DRIVE

CARRIAGELANE

VINSON CIRCLE

SQUIRE ROAD

CAPRI TERRACE

RIDGE STREET

NASSAU DRIVE BERKSHIRE DRIVE

JOHNSON ROAD

COX ROAD ± THORNBERRY ROAD

ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

APPENDIX C: STORMWATER MANAGEMENT REPORT (UNDER SEPARATE COVER)

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

APPENDIX D: STORMWATER OPERATIONS AND MAINTENANCE MANUAL (UNDER SEPARATE COVER)

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ATTACHED RESIDENTIAL CLUSTER WINNING FARM OF WINC HESTER DEVELOPMENT COMPREHENSIVE PLAN WINCHESTER, MASSACHUSETTS

APPENDIX E: PROJECT PLANS (UNDER SEPARATE COVER)

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