Strategic Plan

North Grafton Transit Village STRATEGIC PLAN

FINAL REPORT Prepared by: Dodson & Flinker, Landscape Architects and Planners Brovitz/Community Planning & Design

Prepared For: The Town of Grafton, MA

7/12/17 Community Planning Brovitz & Design North Grafton Transit Village MASTER PLAN TABLE OF CONTENTS

1 1.0 INTRODUCTION

3 2.0 CONTEXT AND SETTING

14 3.0 PROPERTY CHARACETERISTICS, TRENDS, AND FUTURE VISION

37 4.0 LAND USE REGULATIONS • Base Zoning Districts • Overlay Zoning Districts • Other Development Regulations

41 5.0 THE PUBLIC’S VIEW

47 6.0 NORTH GRAFTON TRANSIT VILLAGE ILLUSTRATIVE PLAN

53 7.0 CHALLENGES, OPPORTUNITIES, AND ACTIONS • General Development Constraints • General Attributes and Opportunities • Vision Statement, Guiding Principles, & Goals • Strategic Action Plan

73 APPENDIX A

75 APPENDIX B

1.0 INTRODUCTION Village Strategic Area Plan. The Town then retained the consulting team of Dodson & Flinker Associates The 2001 Townwide Master Plan identified the area and Brovitz Community Planning & Design to assist surrounding the North Grafton MBTA Station as a the community in developing the strategic area plan. “Transportation Village” indicating the opportunities In preparing the plan, the project team evaluated the for mixed uses supported by commuter rail service development potential along Route 30, Pine Street, between Worcester and Boston, proximity to major Centennial Park, the Tufts Campus, and other prop- transportation corridors, business development erties identified on the NGTV Project Area Map. This potential in the adjacent Grafton Science Park and included an assessment of the following: Centech Park, potential for reuse of former Grafton State Hospital properties, and the draw of Tufts Uni- • Existing land uses, conditions, and trends. versity Cummings School of Veterinary Medicine. • Existing and future infrastructure capacities and As a follow up to the Master Plan, the North Graf- necessary improvements. ton Transit Village (NGTV) Strategic Area Plan further defines the potential for a mixed-use village, focused • Natural constraints with a key focus on identifying on the MBTA commuter rail station, and other prop- development potential for the project area. erties held in private and public ownership. This Stra- tegic Area Plan addresses various challenges and • Consideration of employment projections associ- opportunities related to future development and ated with development potential at the Grafton re-development within the project area, including Science Park and Centech Park. historic and cultural resources, environmental constraints and attributes (e.g., water resources, open The project team engaged residents, business and space, and habitat preservation), recreation, infra- property owners, and public officials through a series structure, housing needs and demands, economic of visioning workshops, stakeholder meetings, a development initiatives, and design objectives. This visual preference survey, and public presentations plan also provides an overall vision, conceptual devel- to solicit input in preparing the strategic plan. The opment scenarios, and action strategies moving for- result is the NGTV Strategic Area Plan that addresses ward in creating a mixed-use village. the above-mentioned challenges and opportunities, while providing a vision plans illustrating preferred The Town of Grafton obtained funding through the future development scenarios with strategic actions Massachusetts Community Compact Initiative and for infrastructure improvements, zoning bylaw revi- the Planning Assistance Through Housing (PATH) sions, and other measuring to enhance land for devel- grant programs to develop the North Grafton Transit opment.

One of the principal challenges for the proposed Transit Village site is how to pull together many disparate properties into a cohesive, walkable center with a strong sense of place.

Dodson & Flinker | Brovitz/Community Planning & Design Page 1 PROJECT AREA CONTEXT

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Page 2 North Grafton Transit Village Strategic Plan | Final Report 2.0 CONTEXT AND SETTING Park, MBTA station, and other smaller properties. Grafton Science Park and Centech are State Priority The North Grafton Transit Village (NGTV) Project Area Development Areas. The project area borders the is centered on the intersection of Pine Street and Shrewsbury town line where Pine Street becomes Westboro Road (Route 30). The project area is 3.5 Centech Blvd and connects with Route 20 (Hartford miles from the Massachusetts Turnpike Exit 11 (Mill- Turnpike) about a mile from the Pine Street and bury) via Rt. 122 and Rt. 30, 1.0 mile south of Rt. 20, Route 30 intersection. Much of the land between the and 6.0 miles west of Rt. 495 via Rt. 9 and Rt. 20. Shrewsbury town line and Route 20 is wooded with some rural residential and scattered industrial uses. Land in this vicinity was originally part of the Graf- ton State Hospital which was established in 1901 The area south of the NGTV Project Area is predomi- as a farm colony for “chronic insane patients”. The nately rural residential and suburban subdivisions é

(!î State purchased about 700 acres from local families located off Old Westboro Road, Wesson Road and in North Grafton and Shrewsbury to increase the East Street. They are connected to the Project Area by capacity of the main Worcester State Hospital and to Waterville Street, Institute Road, and Willard Street. provide therapeutic work for patients with an agricultural focus. The Hospital closed in 1973 as part of the The area surrounding the North Grafton Commuter State’s first phase of “deinstitutionalization” involving Rail Station represents an unique opportunity for the the decommissioning and repurposing of these facili- community to transform what is currently a collection ties. of rural landscapes, suburban office parks and industrial sites, scattered homes, and institutional uses, Over the years, the former Grafton State Hospital and unite them into a walkable transit village. While grounds has been divided up and reused as the Tufts the 2001 Grafton Master Plan identified the logic of Veterinary School campus, US Jobs Corps, Grafton this approach from a Smart Growth perspective, the õÅ140 SHREWSBURY Science Park, Department of Youth Services, Centech NGTV Project Area presents significantWEST challenges:BOROUGH

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The Grafton State Hospital Administration Building (Historic Postcard Courtesy J Chilton)

• Transitioning from an automobile-dependent pat- SITE ANALYSIS tern of development and separated uses into a mixed use village. Geography

• Addressing market and zoning challenges that has The landscape of North Grafton is typical of the glaci- many properties “locked in” to their current condi- ated landscapes of central Massachusetts, comprised tion. of hills with generally north-to-south ridgelines, inter- spersed with wetland systems throughout the low • Transitioning from growth that tends to conflict areas. The rolling topography in the North Grafton with the natural environment to more sustainable Transit Village area ranges from about 370 feet above patterns that take advantage of the site’s unique sea level along the west end of the Rushwan Brothers natural setting. property, to about 480 feet above sea level south of the Tufts campus. As with much of the town of Graf- The NGTV Strategic Area Plan addresses these chal- ton, most easily developable parcels in this area have lenges and illustrates a compelling vision for a lively already been developed, leaving undeveloped parcels mixed use village with new opportunities to live, with restraints such as steep topography, wetlands, work, eat, play, and learn. More importantly, the and lack of road access. community realizes that the plan will be truly successful only if it results in a clear and achievable strategy Soils for implementing that vision, supported by a broad consensus among residents, business owners and The dominant soil types in this area are well-drained other stakeholders. These are the major objectives sandy loams, suitable for crops, trees, and pasture. of the plan. Slower-draining soils can be found in low points and wetlands throughout the area.

Hydrology

Almost all of the North Grafton Transit Village area is part of the Blackstone River watershed, except

Page 4 North Grafton Transit Village Strategic Plan | Final Report for the easternmost area of the Tufts and Job Corps Noteworthy due to their scenic character. In the NGTV campuses, which drains into the SuAsCo Reservoir in area, the Tufts campus falls under this category, indi- Westborough as part of the Assabet Watershed. The cating that the scenic character of this area is impor- campuses’ ridge divides the Blackstone and Assabet tant to the cultural identity of Grafton and should be watersheds. protected.

The FEMA 100-year and 500-year flood zones overlap Environmental Challenges the western edge of the Rushwan Brothers property, but besides this, the NGTV area does not contain any Wetlands, ponds and streams throughout Graf- FEMA-recognized flood-prone areas. ton have suffered from weed growth, impacts from poorly planned development, erosion from stormwa- Ecology ter management infrastructure, and non-point source pollution. In response to these kinds of problems, The area contains several potential vernal pools: 3 in the state is encouraging communities to incorporate wetlands along Westborough Rd, one in the north- Low Impact Development (LID) techniques into new west corner of Centech Park, and one in the south- development. eastern part of the Tufts campus. There is also one vernal pool certified by the Natural Heritage Endan- gered Species Program (NHESP), along Institute Rd on the Afonso property. These vernal pools repre- sent important habitats for sensitive amphibian and invertebrate species, which many other species in the ecosystem rely on. These areas should therefore be protected. The NHESP has also designated the undeveloped area east of the Job Corps campus as “Pri- ority Habitat” for aquatic, plant, and wildlife species, and therefore this area should be protected as well.

The Big Bummet stream corridor borders on the western end of Rushwan Brothers property, and is an ecosystem which has degraded in quality over the years because of adjacent development, effluent leaching, and other contamination.

Much of the NGTV area is forested. Upland vegeta- tion consists of stands of oaks and hickories, as well as white pine and red maple, all of which are common to Grafton. The many wetlands scattered in systems throughout this area include deep fresh water marshes, shrub swamps, wet meadows, and wet woods. This diversity of plant communities in such close proximity allows this area to support a great variety of wildlife. These numerous wetlands also recharge groundwater and provide flood storage, protecting areas downstream which might otherwise be flood-prone.

Noteworthy Landscapes

The town of Grafton has designated certain areas as

Dodson & Flinker | Brovitz/Community Planning & Design Page 5 MAJOR INSTITUTIONAL LAND USES AND/OR OWNERSHIP WITHIN PROJECT AREA

FORTUNE BOULEVARD

Y E E GLEN N V TO RI N STR S D REE EET L G T HIL STREE

C B E O N U TE LE C

H T VA NOURSE

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N R Job Corps 48.9 I T V SJ C AN IR E C T Page 6 LE North Grafton Transit Village Strategic Plan | Final Report TOPOGRAPHY, STEEP SLOPES, AND SURFACE BEDROCK WITHIN PROJECT AREA

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(! SOILS WITHIN PROJECT AREA

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Dodson & Flinker | Brovitz/Community Planning & Design Page 9 MAJOR LANDOWNERS, PROTECTED LAND, AND SCENIC RESOURCES WITHIN PROJECT AREA

FORTUNE BOULEVARD

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D R SSACHUSETTS TURNPIKE O T L RL H R R S A O Open Space: Protection Level T C A R

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N R I T V SJ C AN IR E C T LE Page 10 North Grafton Transit Village Strategic Plan | Final Report SEWER AND WATER INFRASTRUCTURE WITHIN PROJECT AREA

ENTEN C NIA L DR E IVE Shrewsbury V I R D U

Grafton N M P U N I I Westborough N N E A L E M L ED I S R Grafton M T OA R D W E E I E V L T I L R A D R D AD E O F JU S R I M T L BO' S PAT H R D D L E E L D I I E

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I N S T I T U

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Legend D

GREA NY DRIVE Sewer Lines IVE DR N AN CY Main WTRaA ter Distribution Lines

MASSACHUSE MASSA Active Rail Service TTS TURNPIKE CHUSETTS TURNPIKE

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Page 12 North Grafton Transit Village Strategic Plan | Final Report STREAMS, WETLANDS, AND PROTECTED LAND WITHIN PROJECT AREA

Shrewsbury Grafton Westborough

Grafton

Westboro Rd

Axtell Brook

Dodson & Flinker | Brovitz/Community Planning & Design Page 13 3.0 PROPERTY CHARACTERISTICS, Public Infrastructure TRENDS, AND FUTURE VISION The NGTV Project Area is served by public water from The NGTV Project Area includes 44 parcels totaling the Grafton Water District with sufficient capacity for 856 acres of land. The Project Area is bound by to the future growth. Most water is provided by a 12-inch north by the Shrewsbury town line; to the west by ductile iron water main in Westborough Road (Route Windle Pond, Town conservation land, and the resi- 30). The Grafton Water District has an average daily dence at 82 Westboro Road (the western edge of the remaining water capacity of 2 million gallons per day. OLI Zone); to the south by Town conservation land, Afonso property, the DYS facility, Grafton Science Park Public sewer is available in the eastern portion of the and the Tufts Veterinary School campus; and the east project area including Tuft Veterinary School Campus, by the Westborough town line. The table below pro- Grafton Science Park, Centech Park, and the Job Corps vides an inventory of all properties in the project area. campus. A new 8-inch sanitary sewer main connecting to the existing 8-inch main (constructed in 1980) GENERAL CONDITIONS on the Tufts campus serves the Grafton Science Park. The western edge of the NGTV Project Area is also Current Land Use, Ownership and Property Values served by public sewer which terminates at 88 West- boro Road to the south and 36 Rear Nelson Street to Of the 856 acres in the project area, 591 acres (65%) the north. The availability of public sewer then begins are owned by State, Town, or institutional entities. at 42 Institute Road to the south and the properties About 58 acres (6.4%) are in residential use, and in Centech Park to the north. The remaining sewer about 205 acres (23%) are in commercial and indus- treatment capacity at the Grafton WWTP is 500,000 trial use. About 50 acres of residential lands and gallons per day. 148 acres of commercial/industrial land is classified as potentially developable. Of the 44 parcels in the Eversource provides electric power transmission in project area, 15 (or 34%) are owner-occupied. Deci- the project area. Generation of electricity has been sions about future land use and development, for the open to competition from a number of suppliers most part, are made by individuals and organizations since March 1998. NStar provides medium pressure outside Grafton. natural gas to the project area and fiber optic cable is available in Route 30. Over the past 10 years, the total property values in the project area have increased by nearly $26 mil- Bicycle connectivity to the area could improve when lion (or 38%). While the average increase in property the proposed Boston Worcester Air Line Trail (BWALT) value was $561,504, 18 properties actually lost value. is implemented. A potential bike trail connecting Most of these were small residential and mixed use North Grafton to the BWALT Westborough spur is properties which, individually, have substantial con- shown on the map on page 12. straints to future development under current zoning requirements.

Table: Land Use, general

Owner type Acres within Percentage of Acres, potentially project area project area developable

State, Town, or Institution 591 65%

Residential 58 6.4% 50

Commercial and Industrial 205 23% 148

Page 14 North Grafton Transit Village Strategic Plan | Final Report Table: Land Use, detailed

LAND USE CODE USE TOTAL ACRES % TOTAL PARCELS

942 ‐ COLLEGE/UNIV College, university 371.55 40.8% 1 936 ‐ TOWN VACANT Vacant town land 148.42 16.3% 2 College, university 371.55 Vacant town land 148.42 930 ‐ TOWN LAND Town land 133.30 14.6% 3 Town land 133.30 928‐DCAM‐BSOB‐NR DCAMM 57.89 6.4% 2 DCAMM 57.89 922‐DYS‐COR‐NR Dept Youth Services 50.20 5.5% 3 Dept Youth Services 50.20 914 ‐ STATE/DMR DMR State, DMR 28.27 3.1% 2 State, DMR 28.27 Industrial developable land 18.30 440/441‐IND‐DEV‐LAND Industrial developable 18.30 2.0% 7 Electrical easement 13.30 land Office building 6.25 423‐ELEC‐EASEMNT Electrical easement 13.30 1.5% 1 Manufacturing 6.01 402‐OFFICE‐BLDG Office building 6.25 0.7% 1 General office 4.75 400‐MANUFACTURNG Manufacturing 6.01 0.7% 3 Transit 4.71 Shopping center 4.00 340‐GEN‐OFFICE General office 4.75 0.5% 1 Residential developable land 3.00 330‐TRANSIT‐WHSE Transit 4.71 0.5% 1 4‐8 unit apartment 2.12 323‐SH‐CNTR/MALL Shopping center 4.00 0.4% 1 2 family residential 1.08 130‐RES‐DEV‐LAND Residential developable 3.00 0.3% 3 Single family residential 0.92 land Multiuse residential 0.50 111‐4‐8‐UNIT‐APT 4‐8 unit apartment 2.12 0.2% 2 0 50 100 150 200 250 300 350 400 104‐TWO‐FAM‐RES 2 family residential 1.08 0.1% 1 101‐SNGL‐FAM‐RES Single family residential 0.92 0.1% 9

013‐MULTIUSE‐RES Multiuse residential 0.50 0.1% 1

LAND USE CODE USE TOTAL ACRES % TOTAL PARCELS TOTAL 854.57 44

013‐MULTIUSE‐RES Multiuse residential 0.50 0.1% 1

TOTAL 854.57 44 Dodson & Flinker | Brovitz/Community Planning & Design Page 15 BUILDOUT ANALYSIS

North Grafton Transit Village ry sbu 3 Grafton, MA Shrew 34 11/10/2016 n fto 44 Gra 3 364 364 0 0.05 0.1 0.2 423 4 Miles 13 o 4 3 2 4 Feet 23 0 200 400 800 Source: Mass GIS, ESRI MASS COMMONWEALTH OF

N T 482 E E E 354 E R R G SSB T S MASS REALTY COMMONWEALTH OF LLC Job Corps 472 W SSB 354 REALTY G LLC e C 364 r EN s TE 462 a NN t IA f 442 L D Centech Park b RIV 374 t 433 o E 452 o

423 n r WORCESTER 364 o BUSINESS u 472 DEVELOPMENT 442 374 g

383 RANA 3 Indexx Corporation 39 383 GRAFTON ASSOCIATES TOWN OF 3 CENTENNIAL E DRIVE LLC IV RUSHWAN 482 R BROTHERS D

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E N UN AD N 3 O 452 I 40 R 4 13 6 P 4 2 442 433 423 423

M 42 WORCESTER I 4 L BUSINESS D L DEVELOPMENT D E 03 A

4 R 4 452 3 42 5 N 4 O I 43 3 V R I U 433 E U NN N 393 AM E M 462 403 ED I RO R AD MED ROAD B 472 UNNA O 40 3 IN A T P A C TUFTS 482 3 Rt 30 UNIVERSITY 39 452 MASS TRUSTEES COMMONWEALTH OF 413 RUSHWAN MBTA BROTHERS 403 WORCESTER INC BUSINESS 43 393 DEVELOPMENT 3 3 42 13 383 4 472 364 MICKELSON 442 E V JUDY D I 85 GREEN TRUSTEE R Tufts Campus 4 D STREET LIMITED 03 PARTNERSH Primary Colors Inc E 462 F 3 I 354 39 L 4 2 D 462 3 L I 442

W JUMBO'S PATH N 383 O 413 D 52 S 4 E A R 52 D 4 O E N A R O K A R L D C O L I 74 R E 3 O I N B F 462 ST N E R 3 GRAFTON W O 38 TOWN OF 40 C 82 3 4 472 W I L D G 482 N L I I NE Regional F S E S Biosafety D 92 O 4 O'BRIEN R R Laboratory JOSEPH A R I C V E R O'BRIEN E JOSEPH T GRAFTON RENZI NEW ENGLAND A R 4 N CROSSING ANNE 33 POWER CO BACHAND E WILLIAM J LLC M 354 TRUSTEE R 383 A P MASS 4 BLUE WATER 13 COMMONWEALTH OF 492 DEVELOPMENT LLC KNAPIK SHAUGHNESSY PIIRAINEN SMALL BODIAN 374 93 ANDREW R THEODORE A JR 3 E DAMASKE JOSEPH JOHN W ELLIOT & SUZANNE E T LAHAIR H GREGGORY A A

C NANCY M T L 2 36 RUSHWAN 413 8 4 S A N 4 BROTHERS T A TUFTS I 86 WESTBORO N INC R UNIVERSITY P ROAD LLC O B TRUSTEES S T 3 F O D 83

A H A

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MASS G R E COMMONWEALTH OF E

MASS T

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D 43 A 3 R Dana Transport Inc L 3 3 Science Park 0 39 A 4 E E L

V R L

I I 442 I R H

D S 9 EQUIPMENT 3 3 K Y

R CARE CENTER 403 R O OF GRAFTO E Y

D O

A 41 C 393 3 O S

I R MASS 403 D 52 4 4 D 0 COMMONWEALTH 3 CUMMINS OF KEY PROG L Swine Housing II E PETER J JR I

F N 3 23 93 4 R GOODSPEED O DALE W C 433 403 HOULDEN HOWARD F 423 442 Feed Storage WYNNE TRUSTEE JEROME I N 3 41 S HOULDEN D & F AFONSO T PETER F I BUILDERS INC T U 403 T 3 E 40 HOULDEN

R HOWARD F O 452 TRUSTEE A D WILLARD Swine Housing I HOUSE CLOCK GRAFTON 4 GRAFTON MUSEUM INC 13 TOWN OF TOWN OF GRAFTON 83 3 TOWN OF WILLARD HOUSE CLOCK MUSEUM INC 374 2 48 4 23

433 2 E 47

E 4 A 4 5 L 6 3 T L 2

C S A

T R I 45 I 2 N

P C 403 WILLARD O

S 03 T 4 4 HOUSE CLOCK D 37 344 F O MUSEUM INC A 442 GRAFTON G A H R O TOWN OF A R R

F G 334 H T GRAFTON WILLARD R O O O S N LAND HOUSE CLOCK HOLLAND A P S TRUST INC MUSEUM INC 324 D I T HOULDEN MARCIA R C TA A HOULDEN I T PETER 452 R L E PETER 452 C WILLARD WILLARD L HOULDEN HALL E HOUSE CLOCK HOUSE CLOCK PETER FERRIS 37 MUSEUM INC MUSEUM INC 4 M JR 383 23 354 4 GRAFTON MASS TOWN OF GALE COMMONWEALTH OF 462 MICHAEL OFFENBACHER MATTHEW G 324 4 7

3 393 GALE HOULDEN 41 HOULDEN KING JOHN T & KRZYZANOWSKI 44 3 Source: Esri, DigitalGl4o1be3, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and thAe DGIS User Community 3 MICHAEL PETER PETER JANICE H TRUSTEE WESSON RO VALDEMAR 472 Buildout Analysis (prior to 2017 Spring Annual Town Meeting). Existing buildings in black; potential new buildings in brown. Based on:

• Existing zoning - see Section 4.0 Land Use Regulations

• Tufts Campus Master Plan

• Grafton Science Park Master Plan

• Proposed site plans for Centech Park

• Afonso property proposed subdivision

Page 16 North Grafton Transit Village Strategic Plan | Final Report WESTBORO ROAD CORRIDOR/WEST SEGMENT facilities both in Grafton as well as Shrewsbury. The property is also a possible location for a freight rail Town Land/81 Rear Westboro Road (110/012.0- spur which could be attractive to prospective manu- 0000-0015.A) facturers. A connection to Centennial Drive can be made in cooperation with WBDC with access through Existing Conditions: This 22-acre parcel is owned by Lot 4, or 3 and a Town parcel (105 Rear Westboro the Town of Grafton off Parmenter Road on the north Road). This potential connection as well as to Centech side of Route 30 and the railroad r-o-w. The property Blvd in Shrewsbury would provide much improved is in the Industrial district as well as the Water Sup- access, connectivity, and traffic distribution between ply Protection Overlay District (WSPOD) and abuts businesses in the park, the MBTA station, Tufts, and the Rushwan Brothers industrial lands to the east. Routes 20 and 30. This may be critical as more devel- The property has a permanent conservation ease- opment occurs in the NGTV project area. ment and frontage on Windle Pond and Big Bummett Brook. N.E. Power/83 Westboro Road (110/012.0-0000- 0015.B) Future Vision: The property could provide passive recreational opportunities such as trails, picnic areas, Existing Conditions: This 3-acre parcel is owned by fishing, and similar activities. Trails could possibly be New England Power and is located off Parmenter connected to Centech Park including future develop- Road on the north side of Route 30 and the railroad ment on the Rushwan Brothers property to enhance r-o-w. The property is bisected by the power ease- the business park which currently has no recreational ment. amenities. Future Vision: The property has limited potential Rushwan Brothers/105 Westboro Road (110/012.0- for development given its poor access and power- 0000-0015.0) line easement. It may have potential for a small solar array. Existing Conditions: This 153-acre property (including a 96 and 57-acre parcel) is owned by the Rushwan Residence/82 Westboro Road (110/012.0-0000- Brothers and is located off Parmenter Road on the 0013.0) north side of Route 30 and the railroad r-o-w. The western parcel is in the Industrial District and the This 42,253 S.F. parcel is in the OLI district and has Priority Development Overlay District (PSOD). The 142.5 feet of frontage on Westboro Road. The par- eastern parcel is located in the OLI district with the cel is occupied by a single-family home that was con- Campus Development Overlay District (CDOD). The structed in 1920. Public water, sewer and gas are property has no public street frontage in Grafton and is only accessible from Parmenter Road which connects Westboro Road between 2 small residential lots as well as a narrow, at-grade crossing of the railroad tracks. However, this property extends into Shrews- bury, and has frontage and access to Centech Blvd. Areas of the property have steep slopes and others appear to be in wetlands fed by intermittent streams (particularly to the south along the railroad corridor). The property is served by public water service and is in close proximity to public sewer and gas.

Future Vision: The property provides good opportunity for office park development including a variety of manufacturing, science and technology, and R&D Parmenter Road

Dodson & Flinker | Brovitz/Community Planning & Design Page 17 WESTBORO ROAD CORRIDOR, WEST / CENTRAL SEGMENT

Page 18 North Grafton Transit Village Strategic Plan | Final Report available on site. At the owner’s discretion, the property has potential for small business or small scale multifamily development.

Residence/84 Westboro Road (110/012.0-0000- 0013.0)

This 1.14-acre parcel forms the western edge of the NGTV Project Area and has 50 feet of frontage on Westboro Road. The parcel is located in the OLI district and occupied by a single-family home that was constructed in 1975 and sit back a few hundred feet off the road. Public water and sewer are available Dana Transportation, 86-88 Westboro Rd on site. At the owner’s discretion, the property has potential for small business or small scale multifamily development. rail corridor. Collectively, there is moderate potential for redevelopment with medium density mixed use a Dana Transportation/86 Westboro Road shown on the NGTV Vision Plan. (110/012.0-0000-0012.A) Residence/93 Westboro Road (110/012.0-0000- This 40,075 S.F. parcel is in the OLI district and has 0011.0) 50 feet of frontage on Westboro Road. The parcel is occupied by Dana Transportation and a two-family This small single family house was built in 1950 and is home that was constructed in 1950. Public water is located on the north side of Route 30. The property available on site. The property is currently in use for has 131 feet of frontage on Westboro Road but the small business and residential which has some poten- lot is only 6,534 S.F. and the rear lot line borders the tial for expansion in the future. railroad r-o-w. Public water service is provided but not sewer or gas currently. At the owner’s discretion, Equipment Care of Grafton/88 Westboro Road the property would only have potential for reuse in (110/012.0-0000-0012.0) combination with adjacent properties.

This 13.3-acre parcel is in the OLI district and has 297 Residence/95 Westboro Road (110/012.0-0000- feet of frontage on Westboro Road. The parcel is 0010.0) occupied by Dana Transportation/Equipment Care of Grafton and contains 3 buildings utilized for transpor- This small single family house was built in 1950 and is tation services totaling over 19,000 S.F. constructed in located on the north side of Route 30. The property 1959. Public water, sewer, and gas is available on site. has 87 feet of frontage on Westboro Road but the lot The property has potential for expansion or redevel- is only 6,970 S.F. and the rear lot line borders the rail- opment in the future. road r-o-w. Public water service is provided but not sewer or gas currently. At the owner’s discretion, the WESTBORO ROAD CORRIDOR/CENTRAL property would only have potential for reuse in com- SEGMENT – NORTH SIDE bination with adjacent properties.

This segment of the Westboro Road corridor is in the Residence/97 Westboro Road (110/012.0-0000- OLI district and includes several small residential and 0009.0) commercial properties. Many of the buildings were constructed Post WWII including a number of cape This small single family house was built in 1950 and and ranch style homes. Individually, these proper- is located on the north side of Route 30 at the north- ties have limited potential for infill or redevelopment west corner of Parmenter Road. The property has 90 due to small lot size and limit depth with the abutting feet of frontage on Westboro Road but the lot is only

Dodson & Flinker | Brovitz/Community Planning & Design Page 19 6,098 S.F. and the rear lot line borders the railroad feet of street frontage and borders the railroad r-o-w r-o-w. Public water service is provided but not sewer to the rear. Public water service is provided but not or gas currently. At the owner’s discretion, the prop- sewer or gas currently. At the owner’s discretion, the erty would only have potential for reuse in combina- property has potential for additional infill develop- tion with adjacent properties. ment on site or reuse in combination with adjacent properties. Residence/107 Westboro Road (110/012.0-0000- 0008.0) Vacant Parcel/117 Westboro Road (110/012.0-0000- 0002.0) This small single family house is located on the northeast corner of Westboro Road and Parmenter Road. This vacant 29,621 S.F. parcel is located on the north The 16,553 S.F. parcel has 100 feet of street front- side of Westboro Road and is owned by the Rushwan age and borders the railroad r-o-w to the rear. Public Brothers. The parcel has 170 feet of street frontage water service is provided but not sewer or gas cur- and borders the railroad r-o-w about 250 feet to the rently. At the owner’s discretion, the property has rear. The property also abuts the Rushwan Brothers some potential for reuse such are small scale com- industrial properties to the north, and it may be pos- mercial and residential independently or in combina- sible that this parcel might be considered an alterna- tion with adjacent properties. tive access to Parmenter Road. Public water service is provided but not sewer or gas currently. At the own- Residence/109 Westboro Road (110/012.0-0000- er’s discretion, the property has potential for devel- 0007.0) opment on site or reuse in combination with adjacent properties. This property is located on the north side of Westboro Road and includes a small single family house and Sunshine Sign Company/121 Westboro Road large garage built in 1924. The 33,977 S.F. parcel has (110/012.0-0000-0001.0) 189 feet of street frontage and borders the railroad r-o-w to the rear. Public water service is provided but This property is located on the north side of West- not sewer or gas currently. At the owner’s discretion, boro Road and includes the Sunshine Sign Company the property has some potential for reuse such are which is almost 30 years old. The 10,000 S.F. build- small scale commercial and residential independently ing was constructed in 2000 and used for sign fabri- or in combination with adjacent properties. cation. The 6.32-acre parcel has over 1,000 feet of street frontage and borders the railroad r-o-w to the Residence/111 Westboro Road (110/012.0-0000- rear. Public water service is provided but not sewer 0005.0) or gas currently. There appears to be some wetlands on site. However, in addition to the sign manufac- This property is located on the north side of Westboro turer, the property has good potential for additional Road and includes a small single family house built in infill development on site. 1963. The 18,73 S.F. parcel has 85 feet of street frontage and borders the railroad r-o-w to the rear. Public water service is provided but not sewer or gas currently. At the owner’s discretion, the property would only have potential for reuse in combination with adjacent properties.

Apartment House/113 Westboro Road (110/012.0- 0000-0006.0)

This property is located on the north side of Westboro Road and includes a small apartment building with 4 Sunshine Sign Co., 121 Westboro Rd rental units built in 1982. The 1-acre parcel has 170

Page 20 North Grafton Transit Village Strategic Plan | Final Report Grafton Crossing Plaza, 135 Westboro Rd

Apartment House/131 Westboro Road (110/012.0- 139 and 141 Westboro Rd 0000-0017.0)

This property is located on the north side of Westboro 0.5-acre parcel has 144 feet of street frontage and Road and includes a small apartment building with 4 borders the railroad r-o-w to the rear. Public water rental units built in 1987. The 1.1-acre parcel has 251 service is provided but not sewer or gas currently. At feet of street frontage and borders the railroad r-o-w the owner’s discretion, the property has some poten- to the rear. Public water service is provided but not tial for additional infill development on site or in com- sewer or gas currently. At the owner’s discretion, the bination with adjacent properties. property has potential for additional infill development on site or in combination with adjacent proper- Window Logic/139 Westboro Road (110/013.0- ties. 0000-0001.0)

Grafton Crossing Plaza/135 Westboro Road This property is located on the north side of Westboro (110/013.0-0000-0002.0) Road and includes a small single family house built in 1961. The 0.56-acre parcel has 139 feet of street This small strip center is located on the north side of frontage and borders the railroad r-o-w to the rear. Westboro Road and includes Perro Shotokan Karate, The land use code identifies the current use as single Pecorino Artisanal Cheeses and Fine Wine, T Station family residential but the property may be used as Pizza, Holy Cow Ice Cream, and Wicked Twisted Soft an office for the window company. Public water ser- Pretzels. The 13,533 S.F. building was originally con- vice is provided but not sewer or gas currently. At the structed in 1920 and renovated several time. The owner’s discretion, the property would have poten- 1.08-acre parcel has 217 feet of street frontage and tial for redevelopment individually or in combination borders the railroad r-o-w to the rear. Public water with adjacent properties. service is provided but not sewer or gas currently. The property has good potential for additional infill Window Logic/141 Westboro Road (110/013.0- development on site or future redevelopment at the 0000-0004.0) owner’s discretion. This vacant 27,000 S.F. parcel is located on the north Small Mixed Use Building/137 Westboro Road side of Westboro Road. The lot has nearly 400 feet (110/013.0-0000-0003.0) of street frontage but the lot tappers down from 160 feet in depth on the western property line to just 16 This property is located on the north side of West- feet on the east side where the road and railroad boro Road and includes a small single family home r-o-w come together. Public water service is provided and business. The home was built 1915 and contains but not sewer or gas currently. At the owner’s discre- 3,668 S.F. of space for the residence and business. The tion, the western portion of the property could be

Dodson & Flinker | Brovitz/Community Planning & Design Page 21 developed independently or in combination with the Future Vision: The property has potential for rede- adjacent and commonly-owned property to the west. velopment with limitations under the WSPOD if the using agency decides to relocate. The NGTV Vision WESTBORO ROAD CORRIDOR/CENTRAL Plan illustrates how this property could be repur- SEGMENT – SOUTH SIDE posed as a combination of neighborhood commercial, residential, and mixed use at a pedestrian scale. This segment of the project area includes properties on the south side of Westboro Road generally Afonso Property/100 Westboro Road (110/012.0- between the power lines to the west, East Street to 0000-0022.0) the south and Grafton State Hospital Road to the east. This includes properties on both side of Institute Existing Conditions: This portion of the State’s land Road. The NGTV Vision Plan illustrates this area being on the west side of Institute Road was sold to D&F redevelopment in a traditional neighborhood pat- Afonso Builders (a residential developer). The 49-acre terns with a moderate scale mix of commercial and property has over 500 linear feet of frontage on West- residential buildings connected by narrow streets, boro Road (in 2 locations) and 2,000 feet on Institute sidewalks, and multi-purpose trails, and integrated Road. Most of the property is zoned R-20 except the with passive and active open spaces. frontage area along Westboro Road which is zoned OLI to a depth of 1,000 feet from the railroad cor- Mass. Department of Youth Services (DYS)/120 ridor. This split zoning could be considered a disad- Westboro Road (110/012.0-0000-0021.0) vantage for future mixed use development given the vision for this segment of the NGTV Project Area. The Existing Conditions: This state-owned property owner is currently in the review process for a 46-unit is located on the south side of Westboro Road and single-family subdivision along the western edge of includes a 3,732 S.F. building which was constructed Institute Road called the “Village at Institute Road”. in 1960. The building is under the jurisdiction of DYS A Major Residential Special Permit was approved but is currently being utilized the Dept. of Environ- with conditions in 2015 and the applicant is currently mental Management. The 2-acre parcel has 300 feet seeking Definitive Plan approval. While the developer of street frontage and is serviced by public water but has proposed a conventional subdivision, Afonso has not sewer or gas currently. The property is in the OLI indicated their willingness to work with the Town to district and the Water Supply Protection Overlay Dis- consider other options including a mixed-use project trict (WSPOD). along Route 30 frontage for commercial and residential use.

120 Westboro Rd 122 Westboro Rd

Page 22 North Grafton Transit Village Strategic Plan | Final Report Future Vision: The NGTV Vision Plan illustrates a homes on East Street to the north. A portion of these combination of traditional walkable neighborhoods properties are bisected by Big Bummett Brook which on the south side of the property and a mixed-use vil- connects nearby Hayes Pond and Pratts Pond. A series lage with moderate density commercial and residen- of old pathways also bisect the properties. The 71 tial uses along the Westboro Road corridor. A vari- Rear East Street property has a perpetual conserva- ety of housing types would be included in the plan tion restriction. These properties are located in the to support “aging in place” and a broad range of age, R-20 District and the Water Supply Protection Overlay income, and household demographics. The develop- District (WSPOD). ment would be interconnected with a series of narrow, tree-lined street, sidewalks and multi-purpose Future Vision: These properties have the potential to trails. These trails would also connect the develop- provide the surrounding area with passive recreation. ment to other areas in the NGTV Project Area such as As shown on the NGTV Vision Plan, multipurpose the MBTA Station, Centech Park, Tufts Campus, Graf- trails and open spaces on this site could connect the ton Science Park, and the North Grafton Elementary North Grafton Elementary School and surrounding School and Town conservation lands to the west. neighborhoods on Waterville Street and East Street with new neighborhoods, Grafton Science Park, the Town Conservation Land/71 and 81 Rear East Street Tufts Campus, and MBTA Station to the east. (110/020.0-0000-0022.0 + 23.0) Mass. Department of Mental Health (DMH)/122 Existing Conditions: These two Town properties Westboro Road (110/012.0-0000-0020.0) make up the conservation lands directly behind the North Grafton Elementary School to the east, and the Existing Conditions: This state-owned property is

Subdivision Plan for the Afonso property: “Villages at Institute Road”, 100 Westboro Road

Dodson & Flinker | Brovitz/Community Planning & Design Page 23 located on the south side of Westboro Road at the building on campus were constructed in 1930 and corner of Institute Road. A 2,816 S.F. building is make up over 41,000 S.F. of floor space. One of the located on site which was constructed in 1950. The buildings is occupied by DEM’s Environmental Police building is under the jurisdiction of DMH and utilized at the corner of Westboro Road and Institute Road. by DYS. The 2-acre parcel has 281 feet of street front- The main campus is located off Institute Road and is age and is serviced by public water but not sewer or under the jurisdiction of Dept. of Youth Services (DYS) gas currently. The property is in the OLI district. and is used to carry out the Dept. of Labor’s Key Pro- gram. The property is serviced by public water and Future Vision: The property has potential for redevel- sewer but not gas at this time. opment if the using agency decides to relocate. The NGTV Vision Plan illustrates how this property could The property is divided in the 3 different zoning dis- be repurposed as a combination of neighborhood tricts. The OLI district covers the north end of the commercial, residential, and mixed use at a pedes- property including the 1,927 feet of street frontage trian scale. along Westboro Road. The OLI covers Parcel B. The R-20 extends south to Grafton State Hospital Road Mass. DYS/DOL Campus/42 Institute Road where it becomes R-40 zoning essentially splitting the (110/021.0-0000-0001.D) main campus on Parcel A between the two residential zoning districts. Existing Conditions: This 81-acre state-owned property is located on the south side of Westboro Road A warrant article for the 2017 Annual Spring Town and east side of Institute Road. This campus is part Meeting rezoned Parcel B (to the north) to Office/ of the former Grafton State Hospital. The 11 primary Light Industrial (OLI) base zoning with Campus Devel-

Subdivision Plan for State Property at 42 Institute Road. Parcel “B” was rezoned at 2017 Annual Town Meeting to Office/Light Industrial (OLI), with Campus Development Overlay District (CDO) and Priority Development Overlay District (PDO).

Page 24 North Grafton Transit Village Strategic Plan | Final Report Grafton Science Park Concept Plan opment Overlay District (CDO) and Priority Develop- mixed use projects including accommodations to sup- ment Overlay District (PDO) / 43D. This is the parcel port area businesses and the Tufts Veterinary School. MassDevelopment is targeting for high-tech business. These 3 development phases would be connected by existing streets and new multipurpose trails which Future Vision: The property has good potential for would extend to other area properties including Graf- redevelopment or repurposing if the using agency ton Science Park to the east, new neighborhoods and decides to relocate. MassDevelopment is acquiring conservation lands to the west, and the MBTA Station the northern half of the property as a possible site and Centech Park to the north. for future life science or biotech industry. A subdivision plan was submitted to the Town in 2016 dividing GRAFTON SCIENCE PARK the property into 4 parcels: Parcel A is 38.2 acres and includes the main DYS campus; Parcel D is 4.1 acres Existing Conditions: The 84-acre Grafton Science Park of wetland on the eastern property line with Grafton is located on the western portion of the Tufts Vet- Science Park; Parcel B is the north section of the prop- erinary School campus. It is accessed from Westboro erty that is targeted to future biotech; and Parcel C Road (Rt.30) via Discovery Drive to the north, and is includes the DYS and DEM buildings at the corner of connected to the main campus to the east and Insti- Westboro Road and Institute Road. tute Road to the west by Cornfield Road. The immedi- ate vicinity contains well-buffered residential uses to The NGTV Vision Plan illustrates how this property the south, land owned by the State to the west, and could be repurposed and redeveloped over time to Centech Park, Job Corps, and the MBTA commuter accommodate new biotech and well as conversion of station to the north. The Science Park has full public the DYS campus to neighborhood development. The utilities including water and sewer mains, electrical, site and buildings at the corner of Westboro Road telecommunications, and natural gas service. and Institute Road could be redeveloped as small

Dodson & Flinker | Brovitz/Community Planning & Design Page 25 The State approved the Environmental Impact Report (EIR) for the planned science park in 1999. In 2007 and 2014, the Grafton Planning Board approved the amended Campus Master Plan for the expansion of facilities at the veterinary school and the development of the science park. In 2007. Grafton also approved a Chapter 43D designation for the park, which expe- dites the local permitting. In 2015, Grafton approved an increased height limit in the CDO to 95 feet specifically to encourage biopharmaceutical manufacturers to locate in the park. Other town permitting includes recently updated NIH recombinant DNA guidelines, and removal of the Water Protection Overlay District that had limited the allowed uses in certain developable science park areas. MBTA Station Pedestrian Bridge

The Grafton Science Park is in the Office/Light Indus- square feet (GSF), with 307,000 GSF remaining; Phase try (OLI) zoning district, with the Campus Develop- II would contain up to 354,000 GSF. JM Holdings Cor- ment Overlay District (CDO) providing additional use poration, a subsidiary of Tufts University, is actively and development opportunities. Design Standards seeking additional tenants for Grafton Science Park. have also been adopted for the Science Park which Customized parcels are available for long-term (65- address buildings, site layout, signage, lighting and year) ground lease. The NGTV Vision Plan is consis- planting. tent with the overall concept plan for the Grafton Sci- ence Park along Discovery Drive. However, additional The New England Regional Biosafety Laboratory was infill development is envisions along the Westboro the first facility constructed in Phase I of the Grafton Road including small scale mixed commercial and Science Park. This 41,000 S.F. BSL-3 and ABSL-3 labo- residential development and possibly a small hotel. ratory is owned and operated by Tufts. In addition to Additional, multipurpose trails are planned along this facility, the Science Park tenants include a trans- plantation biology research center and a recently constructed 5-acre solar photovoltaic array.

Future Vision: The Science Park is permitted for up to 702,000 GSF of building area devoted to research and development, manufacturing, and other activities by biotechnology, medical, and pharmaceutical companies as well as those in the physical, biological, behavioral and environmental sciences, including alternative and renewable energy. The park may also contain ancillary facilities for office, food, administrative, hotel and conference use. The approved master plan proposes development in two phases, as market conditions warrant. Phase I would contain up to 348,000 gross Centech Park (Grafton)

Page 26 North Grafton Transit Village Strategic Plan | Final Report Westboro Road and possibly Cornfield Road which new development would be connected to surround- would connect the Science Park to future developing areas through sidewalks and multipurpose trails. ments of Grafton State Hospital Road and Institute Road. CENTECH PARK

GRAFTON MBTA COMMUTER STATION (1 PINE This 121-acre technology park is located in both Graf- ST) ton and Shrewsbury (North Centech Park) and was established in 1994 when the Worcester Business Existing Conditions: The North Grafton MBTA com- Development Corporation (WBDC) acquired the land muter rail station is located just north of Westboro from the State. Over the past 23 years the WBDC, in Road on Pine Street. The station opened in 2000 cooperation with the towns of Grafton and Shrews- and is in Zone 8 on the Framingham/Worcester Line bury, as well as the Tufts/Cummings Veterinary School, which runs from Worcester’s Union Station to Bos- completed all necessary infrastructure (public water, ton’s South Station, 36 miles to the east. According to sewer, gas, electric, and fiber optics) and permitting the MBTA’s most recent Ridership and Service Statis- work, allowing for 675,000 S.F. of development. tics Report, inbound weekday boardings at the North Grafton Station was 724. Current zoning in Centech Park is Office/Light Indus- trial (OLI) with a Campus Development Overlay (CDO). Access to the station is provided from Pine Street and The intended uses in these districts are research, there is a “kiss and ride” drop off area adjacent to the development, and manufacturing in fields such as platform. A pedestrian bridge connects both side of biotechnology, medical, pharmaceutical, physical, the platform and could possibly connect to a multi- environmental, and other sciences, light manufactur- purpose path along the Westboro Road corridor in ing, and educational uses. the future. There are a total of 373 parking spaces (including 7 accessible spaces) with a daily rate of Centech Park is located within an Economic Target $4.00 and an average weekday availability of 51%. Area. Under this designation, a job-creating project There are also 8 bicycle parking spaces. Regional on site can obtain negotiated municipal property tax bus service is accessible at the MBTA station on the rates and a 5% Investment Tax Credit against state Worcester Regional Transit Authority (WRTA) Route B income taxes with unlimited carry-forward provisions. Shuttle. Lots in the park have also been designated as Priority Development Sites (PDS) under the State’s Expedited The station’s proximity to the Tufts Veterinary School Campus and convenient access to Route 20 and Route 30 provides an excellent opportunity for residents and students that live in the Metrowest Region but work or go to school in Boston, Worcester or at Tufts. It also provides an opportunity for reverse commutes from Worcester and South Station which is adjacent to Boston’s Innovation District where a growing number of technology businesses and employees are liv- ing and working.

Future Vision: The NGTV Vision Plan illustrates the reconfiguration of the MBTA property as a transit oriented development (TOD) with mixed use development, structured parking, and open space amenities on site. The TOD concept could also extend into Centech Park on Lots 7 and 8 including a centralized stormwater treatment systems that would provide North CenTech Park (Shrewsbury) better opportunity for development on each lot. This

Dodson & Flinker | Brovitz/Community Planning & Design Page 27 This 4.75-acre site is located at the southwest corner of Centennial Drive and Pine Street. The property is owned and operated by IDEXX Laboratories which includes a 30,366 S.F. office building and laboratories for veterinary testing products and services which was built in 2002. The property has 469 feet of frontage on Centennial Drive and 623 feet on Pine Street. Parking is located and accessed from both streets. The NGTV Vision Plan illustrates the possibility of infill development on site given the size of the property and amount of frontage on both streets. This would require to creation of a communal stormwater system and/or shared parking with adjacent properties.

SSB Parcel/4 Centennial Drive (Lot 1)

This 5.4-acre parcel is located at the northwest corner of Centennial Drive and Pine Street. The vacant property is owned by State Street Bank (SSB) and has 629 feet of frontage on Centennial Drive and 550 feet on Pine Street which extends north into Shrewsbury. The parcel is adjacent to SSB’s records management facility, and the Bank has been reluctant to sell or develop A portion of North Centech Park (Shrewsbury) the property do to its proximity to the secured building. This is a prime development parcel and an excel- Permitting Program (MGL Chapter 43D), guaranteeing lent opportunity to attract bio-technical corporations permitting decisions within 180 days. or mixed uses. The NGTV Vision Plan illustrates a new office or mixed use development with high visibility The Worcester Business Development Corporation on both streets. An extensive natural buffer between (WBDC) lots in Centech Park at 12 Centennial Drive the new development and SSB records management and 5 Millennial Drive are also included in the Prior- building would be necessary. ity Development Overlay District (PDO) with the possibility of obtaining expedited permitting under the SSB Parcel/8 Centennial Drive (Lot 2) State’s Chapter 43D program. This parcel is located on the north side of Centennial Centech Park currently includes a range of businesses: Drive and is owned by State Street Bank and occupied State Street Bank, IDEXX, Primary Colors, Verrillon, by their record management facility which is in the TriTech Software Systems, and Autism Behavioral Ser- Shrewsbury portion of the property. The property vices totaling 145,484 SF of development. The park has 773 feet of frontage on Centennial Drive. The is serviced by public water, sewer, gas, and electric. NGTV Vision Plan anticipates that the eastern por- At full buildout, Centech Park can accommodate up tion of the frontage could be integrated into Lot 1 to to 675,000 square feet of development. WBDC cur- support new development or be used as a common rently owns parcels 4, 5 and 12 within the park and parking, stormwater storage/treatment, and/or pas- has been actively marketing them for the past few sive recreational use to support the park in general. years. WBDC Parcel/12 Centennial Drive (Lot 3) The following is an evaluation of existing properties in Centech Park and future opportunities: This 7.93-acre site is owned by WBDC and located off the cul-de-sac at the end of Centennial Drive. IDEXX/3 Centennial Drive (Lot 8) The parcel is being activity marketed by WBDC for

Page 28 North Grafton Transit Village Strategic Plan | Final Report development, including build-to-suit opportunities. Drive. The NGTV Vision Plan illustrates the possibility In 2004, WBDC prepared a conceptual site plan with of expansion and infill development on site given the 80,000 square feet of flex space and 190 parking size of the parcel and amount unused land. Another spaces carried out in 2 phases. The NGTV Vision Plan scenario is to provide an easement along the north- anticipates that, in addition to new development on ern property boundary providing access to the Rush- site, this parcel could be used to access to the land- wan Brothers industrial as an alternative to access lock industrial parcels to the west owned by the Rush- across Lot 3. wan Brothers. This would allow for those parcels to tie into Centennial Drive and all of the other public ABS/13 Centennial Drive (Lot 5) utilities available in Centech Park. This 6-acre site is located off the south side of Centen- Verrillon/15 Centennial Drive (Lot 4) nial Drive. The property has been occupied by Autism Behavioral Services (ABS) including the 15,396 S.F. This 14.48-acre site is located off the south side of the cul-de-sac at the end of Centennial Drive. The property is owned and operated by Verrillon which manufactures telecommunications equipment in the 74,797 S.F. facility on site which was built in 2002. The property has 264 feet of frontage on Centennial

Centech Lot 3 Concept Plan

Dodson & Flinker | Brovitz/Community Planning & Design Page 29 MBTA COMMUTER STATION, CENTECH PARK, AND JOB CORPS CAMPUS

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Page 30 North Grafton Transit Village Strategic Plan | Final Report office on site which was built in 2003. However, the and public utilities to the industrial properties to the Planning Board recently approved a change of occu- west. The parcel could also be utilized for passive rec- pancy for a professional office and day care facility. reational uses that would benefit existing and future The property has 368 feet of frontage on Centennial tenants of Centech Park. Drive. The NGTV Vision Plan illustrates the possibility of expansion of the existing building or infill develop- WBDC Parcel/4 Millennium Drive (Wetland Lot) ment on site given the size of the parcel and amount unused land. New development could be also be ori- This 19.3-acre parcel is located at the southwest cor- ented toward Millennium in coordination with future ner of Centennial Drive and Millennium Drive. The development on Lot 7. lot is long and angular with 1,370 feet of frontage on Millennium Drive and 427 feet of frontage on Centen- Town Parcel/105 Rear Westboro Road (110/004.0- nial Drive. There appears to be wetlands and inter- 0000-0001.0) mittent streams through a large portion of the lot. The site is owned by WBDC and available for devel- This 37,026 S.F. parcel is located on the Shrewsbury opment, including build-to-suit opportunities. The town line and abuts WBDC Lot 3 to the east off the NGTV Vision Plan anticipates development located at end of Centennial Drive. The town received approval the corner of Millennium Drive and Centennial Drive to sell this property, at the 2017 Spring Annual Town as well as on the end of the cul-de-sac where there Meeting. The vacant parcel is not technically in Cen- appears to be less environmental constraints. tech Park but could be a lynchpin to future development of the industrial properties owned by the WBDC Parcel/5 Millennium Drive (Lot 7) Rushwan Brothers. The NGTV Vision Plan anticipates that the parcel could be utilized to support parking This 9.5-acre parcel is located at the south side of Mil- and stormwater facilities to WBDC Lot 3 in exchange lennium Drive and includes 790 feet of street front- for an easement that would extend Centennial Drive age. The property abuts the MBTA Station and park-

Job Corps Campus and Surplus Property Subdivision

Dodson & Flinker | Brovitz/Community Planning & Design Page 31 ing lot to the south and Primary Colors Property (9 Several of the former hospital buildings remain Millennium Drive) to the west. The and a prominent and are in deteriorated condition due to significant hill with steep slopes which substantially limits future deferred maintenance and hazardous environmen- development potential. The site is owned by WBDC tal materials. A Fatal Flaw Analysis was conducted in and available for development, including build-to-suit 2008 by WBDC in collaboration with MassDevelop- opportunities. The NGTV Vision Plan anticipates a ment. It was determined that significant challenges mix of office and residential development located at exist for adaptive reuse of several of the buildings. the northern edge of the parcel wrapping around the However, potential for redevelopment existed given backside of the knoll and connecting to the MBTA sta- the proximity to the MBTA commuter train station tion. and Tufts Veterinary School.

Vacant Parcel/8 Millennium Drive (Lot 6) A portion of the property in Grafton is not currently used by Job Corps. This includes 8.8 acres in Grafton This 10.6-acre parcel is located at the end of the cul- on the southeast end of the property with over 1,800 de-sac on Millennium Drive. The property has 100 linear feet of frontage on Pine Street. This property feet of street frontage and appears to have no sig- is currently zoned R-40 and serviced by public water nificant environmental constraints. It is owned by 85 and sewer. This portion of the property, however, Green Street LLC and available for development. A also includes 3 of the most deteriorated buildings on potential developer has approached Grafton officials campus including buildings 3, 4, and 5 which could be about opening a medical marijuana cultivation facility a significant deterrent developer interest. and dispensary on this site. The facility would have 30 employees, and use about 30,000 square feet of Future Vision: The NGTV Vision Plan illustrates mixed building space. The NGTV Vision Plan anticipates cor- use development on the available parcel with com- porate office development on site that would benefit mercial uses on the ground level and residential units by proximity to the MBTA Station. There may also be above. This development would infill the frontage potential for transit oriented mixed use and structure along Pine Street and include an enhanced streetscape parking associated with the commuter rail. with new sidewalks and areas for outdoor dining and other civic gatherings. Residential development Primary Colors/9 Millennium Drive (Lot 6A) would extend along the existing campus ring road on the southern boundary utilizing the lawn area in front This 7.47-acre site is located off the cul-de-sac at the of the cafeteria. Development would be extended to end of Millennial Drive. The property is owned and the intersection where Library Circle Road previously operated by Primary Colors which is a plastics fabrica- bridged the railroad tracks and connected with the tor operating in the 24,995 S.F. facility on site which former Grafton State Hospital campus. Under the was built in 2003. The NGTV Vision Plan illustrates Vision Plan, this connection would be reestablished the possibility of expanding the existing building on to tie the Tufts Veterinary School library and admin- site given the size of the parcel and amount unused istration building to the new mixed use development land. and Pine Street.

US JOB CORPS CAMPUS Visual screening between the new development and Job Corps campus would be accomplished by land- Existing Conditions: This state-owned 49-acre prop- scape buffers and fencing. The new entrance to the erty off Pine Street is part of the former Grafton State Job Corp campus would be relocated on Pine Street Hospital which extends north into Shrewsbury along to create a 4-way intersection at Centennial Drive Green Street. The property is underdeveloped and with a secondary access from Green Street in Shrews- a large portion is leased to DOL and is used by Job bury and Westboro Road via the reconnected Library Corps, including 35.4 acres in Grafton and 1.9 acres in Circle Road. Shrewsbury. There are 19 primary buildings on campus dating back as far as 1906 and totaling 340,328 S.F. of finished floor area.

Page 32 North Grafton Transit Village Strategic Plan | Final Report Tufts University Grafton Campus Master Plan - Development Plan (2014)

TUFTS UNIVERSITY CUMMINGS SCHOOL OF a number of hospital buildings to accommodate the VETERINARY MEDICINE CAMPUS needs of the school and its faculty. The school has also accommodated businesses by renovating build- Existing Conditions: This 594-acre campus occupies ings for a veterinary diagnostic lab and a biotechnol- most of the former Grafton State Hospital grounds ogy business incubator. The Veterinary School has and buildings. The campus straddles the boundaries also built new buildings, including state-of-the-art of the towns of Grafton and Westborough with about teaching hospitals for large and small animals, a med- three-quarters of the campus (433 acres, including ical library, and xenotransplantation facilities. Public the 84-acre Grafton Science Park) and all of the campus buildings in Grafton. One quarter of the campus (149 acres) is in Westborough which is mostly farmlands and woodlands. Included on campus are the veterinary school facilities, Grafton Science Park, active agricultural lands, and related facilities. The Town’s Axtell Forest conservation land abuts the campus to the south with access from Willard Street.

The Cummings School of Veterinary Medicine (TCSVM) occupies approximately 500,000 gross square feet of building area. Since Tufts University created the veterinary school in the late The intersection of Pine Street and Westboro road is a natural crossroads, but 1970s, it has renovated and converted grade changes and wetlands limit development options to the northwest corner.

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Page 34 North Grafton Transit Village Strategic Plan | Final Report water and sewer are available on the main campus as visitors to TCSVM. It would be connected to the adja- well as fiber optics. cent MBTA Station, future development on the Job Corps site, and the main campus through a series of The main campus is located in the OLI base zoning multi-purpose trails. district and the Campus Development Overlay District (CDO). Under the CDO a master plan must be prepared Site 2 – This small parcel on the northwest corner and approved by the Town of Grafton and updated of Pine Street and Westboro Road is envisioned as periodically. The latest master plan approved by the a small convenience store, take-out food, and fuel- Town was in 2014. ing station. In all, there is about 466 feet of frontage at this intersection. The goal is to provide a “sense The Plan describes a program for continued growth of of arrival” in the new village center by bringing the TCSVM and the further development of the Grafton building up to the streetline and placing parking and Science Park. An inventory and description of exist- gas pumps behind (a site layout often referred to as ing campus and facilities, specifies proposed develop- “Gas Backwards”). A sidewalk and pedestrian terrace ment, and how the proposed development conforms would be located along the in front of the building to the requirements of the Grafton Zoning Bylaw is providing a small sitting area. Streetscape improve- provided. The plan respects the school’s status as a ment including curbing and street trees would be Massachusetts historic site and proposed layouts and made along the entire frontage, and a connection to building designs maintain the site’s pastoral context. the MBTA pedestrian bridge would be made to the The proposed development described in this 2014 rear. Master Plan and potential costs, revenues, and benefits to the Town of Grafton is, in most respects, similar in scope and scale to that outlined in the 2006 Master Plan.

Future Vision: The TCSVM Master Plan was lasted updated in 2014. Based on the Plan, the following projects have been approved by the Planning Board in recent years:

• TCSVM Equine Sports Medicine Center - 53 Willard Street

• Solar Farm - East Knoll Site - Off Willard Street

• Solar Farm - Grafton Science Park - Off Discovery Drive

• Building Expansion - Foster Hospital for Small Ani- mals - Off Westboro Road

The NGTV Vision Plan focuses are TCSVM properties on the north side of Westboro Road near the intersection of Pine Street. Site 1 - the open field between The core campus of the Cummings School of Veterinary Medicine Pine Street, Westboro Road, Library Circle and the railroad corridor is envisioned as part of an eco-village with moderate density residential buildings integrated into the meadow with natural landscaping, community gardens, and active open spaces. This village would provide housing for students, faculty, and

Dodson & Flinker | Brovitz/Community Planning & Design Page 35 Priority Development Priority Overlay District NNIALDR Development CENTE To w n o f G r a f t o n Overlay District Priority R Development D Overlay District M

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U O Q O W S ROUTE 140 0

H D N E 1 P ICK ' RE 0 ST ST S NT 0 IC T 0' RY 120 E U ' B S ILL ST R M T N P PTO UP O U 40 T A R 1 O T TE 0 N D O OU S S R D 14 T V L ) H E I O D C T VT D U P E R OTTER R O (P S R N U HI Y O L D C L RD H R B E U S T C S T O R Y N H R R D

O T VEST U R S C B S O AR LL T T Y I T RD A E H M L E I W D N TO N IB B S W C G M H RTLA M S R O N R H I BI ITE C D U D O O S R T S (

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LBU Y D D E IL R R D U E

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C A B C

I G T R Y S R T U N B A

L L IL M M P T

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R G L I T U D L I P F U E L T

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L A L A I R

O T O D T L P T S R D T C T R E R IE A A

O D H R I E L ( R R R P D L V D G V R I P E S I L TO D T P N L H ) ER E

E D R IL O N N I D T

C N O J R T E I A T PATRICIA DR TEN A E D B D H R G R ZONING IN THE NGTV PROJECT AREA (2016) R OU L S T R L D E R A D S L O N Silver I E CHARD H RD G O Lake J H L O E D IDI U Y LN P Priority AN AR S T BRI R D NR O E U IS D DR R S N

Development IR C L D E

C A L R

I A D Priority Overlay District N H V

H K T L ) NNIA DR A

Development E L I E E

NT T

CE LD L A IL I K

Overlay District Priority A AG R L T V C

To w n o f G r a f t o n R ( R H P To w n o f G r a f t o n BL P M

A T ACK (

J BER V R U

Development B S RY L R T D

F U N

ITZ R L P ) T A R D TRICK R A N

D A N P Overlay District B D

E N

J N

M I )

A P

U P R A L T

I N R

E V I L D M I N N H P M a s s a c h u s e t t s H ( M a s s a c h u s e t t s N D L S E E I

Y R L L Windle L N

I S R A R N M T E P E Pond H S V R I Y

C D IST R A

WEST GR R BOR E O D W W

R L RD E

IL R C

I M V L D N

U L O I A T U R

L S R S P E h A P D g F V T N Z O N I N G M A P u S u N O Z O N I N G M A P I o Blackstone I r o T A S r ) E ' o L N o Z b 0 T T tt b L 0 P s R 4 V S e G T P T e G A R E INI P River E TY T W R AV R N ( L S T I S H O E ON O R W O NELS T M L L D I V P I T ) R C O A A ID S K P X R N VT E T D R Y R O N F E Campus Development (P R S EP D D C y U D T r E R ON Overlay District E r R L B NELS R u C IL S T R H E T b PLAC S Fisherville D s W E SE D S E T U w 1 Priority T R T R O D e 0 E N Pond R L H D O T Y r H S E r 0 Development Y A L L R ) E N S V D ITN h A H H O 0 O 4 W E C O O S S L Overlay District F C R R ' H 6 D I B A N SW S O I T 9 PR I E E M W S OA O ENT C N L 1 A M I O RD O L S L E ( R C A O S U PV RD R L T B T T E D P I H ST T ) O S E S E I H E W rr W T ) W B W B C T W F ) T T U IR U TI V U EL T V E P S IN M P L H ( E Blackstone R ee E E ( D D T Flint Pond L C R Y M e ST S T N W N e tt R L CA

) E O S

D D D n O O n T O T Canal o NW S L C T tt o s LE s s V G O S s R p ) S C U I U S U T P O T E V ( O D P ( S T ee K tt ( A BIRCH H L N u D L u A E cc R R TER (PVT) N bb ' E ST D 00 N G T A I 2 K WA t LD rr T O A S L N ER t S C o I VIL RD o L O L Y U E Y t OR E A A N ' t TB S C U I S A N oo R T D F 0 (P E N VT ) rr T ) o W T R S o A T E N 0 T W S A E T ER G L C V K S M S 2 M S o U RD L o V O LL M (P D SI N W O HI W n I A S H n L S B O M O R IT T E RO IN R O O O L K D D Y D C

S O u U L R u Fisherville W A S F N T E D

E AN R '

M R Smart Growth T 0 L ESR L 0 ST S g R 2 L g A IN T

L M D A

A I E ) D E F U M ST B PVT S Overlay District O ( R T M L V C R M N T h S 2 YO h IN U I A

M 3 P R D T O O 0 D K C N L 0 R S S EEP E N 0 SE ER S E S O 0 T T R O O ' A D H E A DR R E ' MA Y ILL R A N ( Y O IN ST L T N D D I U A W I A P D B R L V W N G R

Hovey A D MOR V S N S EL P G N I D A P ST ST T I F

T EA R V T V

W ) D D

N /K L W E D G T P S E E I L ER

A A / D E R

R T

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N W O A H T L L ( N R E M

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N L D A H V 0

L L S A I

R E M E V H E D 0 G T I

I V SU D ( R MESSIER S D 1

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S L K I E RS S

A P E T N L T P EM W O E S D C E T D

T A C I A ( S

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K S A G S V L I S Pond D T T O E

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D AST ST I E T S R N R ST C Legend O T O A

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R ANDER C T P D D O I W D R U E ( R R

O A

R D RAY ST M L L D

LN VT) A T B IR Y

D LN (P H A D K

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N M C

Y E E D O D S J G

NS C T I A L O L

O U O S N D L T I S N S

N S R Town Boundary I

K O L

I G R H O P T N L

R S D O F

A I P L S A B

ALLEN S L E E E E E N W W (PV U D Y T) R T) N H C V L Y Y ST FOD P

E AF T ( A L A E T R I E

V T L

U D T L L Fisherville Smart Growth Overlay Y A ( C N V N N P E C E E S T T G V

T O B A H T S R O I R G T

T K D I N C L ) H Y L T I U H H N E G A D K T) P RE E N A V

W A R R O W P 2 RC T S N P Priority Development Overlay (

P I ES S VILLAG R ( 0 T) TE E LN P (PV R S E N T T O 0 C G O V E ID Y HIPP ' M C E F R C C R T T W E

D B A D A Campus Development Overlay VT) A A P K D LN (P ) 2 R R S P T R T TO R R L R N P R

0 G L D ! CK U U W T

D ! EL S L O C R M N L C

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D DR A P V WOO N O P MAPLE S E T ( V H D R T I S C V P G ST T T ( D T Easements ) A T u S R S S A R u T S ) H R U T T D K E R R V ) T N LAWN ST V ( C A FAIR A E M O S P P Y L A M TT RR H V ( A E M L E t H R H 0

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D D Parcels AC TE ) )

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R C L D O T H S L ID L I O I I Y Water Bodies A E (PVT)

L B N R W R E O R

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L O T R n A V O

I C P N N D A M

H I O U R L F R R

L R O S O L

C C A E I IN F C VT) U R T)

I T R R D A D (P V T M R R AV M E P

I C A N IP ( L N E A A T C P W

E MIDGLEY Zone O AS N DR N N F E S L D O A I C R R F (P R S 20 L Y Z 0' CIR U L T I D U V A T A A S O E F T S B E D L ) S TS STMAS R Residential (RR40) A I G W M Y E T R CHR M T A T E 90 L I T S L O p S J E F p H U T LN R E B S E B D DR CH TA TRE S A N

EDFOR A S T N M B S K T S E AS ER U C L t i T T I Residential (R20) t i M N K S O E I Z B IK N AV E l T IE LL o P N LN o l N S RN A RO EGATE R TU R W l A N LLE N o r t h b r i d g e l O A Y N o r t h b r i d g e E Y AV ER C ST VT) V A T (P Residential Multi-Family n b E E IR D n b K ) C DR

D ID E L W ( D P

LS AT E VI E VT) ' I O ST

L V R AB u I

u 0 RO

H R FIE O

0 M P LDSTONE CT (PVT) K ALE ( Village Mixed Use A DV 0 C V L R 1 E W N r B O A I C r A ) O V

L T R PV R

( E V D Y y D N

D D y ( R P O N

E V D Agriculture/Residential R IV T M S O Ê O

W N T ) R A R A R L D N L R H L I M S L L L A N D D G I Neighborhood Business E R M L I AM U ) H S R R E T ' A D U 500' B 0 N V 0 ' N 1 ii n c h = 1 ,, 0 0 0 ff e e tt H ) M P 2 D 0 O VT A ( R 0 OR Community Business J P ( S IS 6 OHN R R J J ) D ) R A

(PVT T A C N

R E RD E Office/Light Industrial 0 0 . 2 5 0 . 5 V 0 0 . 2 5 0 . 5 ) RIV H RK IR T

D D

T B A P D L CL

( R E S V I

N N R

E R T D

P E C A s a m e n d e d b y A n n u a l T o w n M e e t i n g o n O c t o b e r 1 9 , 2 0 1 5 O

N V L A s a m e n d e d b y A n n u a l T o w n M e e t i n g o n O c t o b e r 1 9 , 2 0 1 5 ( I Industrial

E N R M i l e s O W M i l e s

A R E E A H E S D ) N R D L A W L R M D T L D L R V N A

S R R R D A (P OBER D

T D D R W CI N A (P R L

VT N D O ) E I W

D E R S N D H O ) G R L RE O L R O E O T N L C M R I D C O EA B H T V D

R I E L R N

D T P (P O H S ( V T T) T R S W H R E ABBEY N L E

E R L L B GAN RD

O W H L L S O M D R B O T R R S R A G D I E R G

E U N R A L A T L H N C N T U D E A RI A Y R B S P A F M R P F IN L A A

D H T OW W H T N T BRIGHAM T H P U O I H I L R O I A ER Lake T R HILL RD L M T T O RD E A MERRIAM R P H N LN AY W D Ripple ' Y 0 D COLON 0 R BAY 0 CIR 2 E ) RD C T IAM N T V RR P ME G E S ( H E

W D ) I I K R RD L O E T AM L R V A I D I V R R G

O O V T

I R D E T R R C E W ( E

P S

S O A M B I

R N

V E

0 HAM T I D B N G E A I 0 BR I V E W T 0 R A 2 ILL RD E W P O H D S D D

I I D

S T G W S L A LG T S I R E H I E T O L O M ( B O P N E V D R

T H Page 36 V North Grafton Transit Village Strategic Plan | Final Report

) T T A A I C S L V T L

N H L L T D O A P TR R R S N K CE E O UPTON 2 ST D R A AR N U 0

U O Q O W S ROUTE 140 0

O R T VEST U S C B S O AR LL T T Y I T RD A E H M L E I W D N TO N IB B S W C G M H RTLA M S R O N R H I BI ITE C D U D O O S R T S (

R A P O C S C WA L V OAP H Y B O D M K LN AU O EN V M (PV R E HILL T) P T R H D D ( E (PVT P R N ) ND U A I A T )

T C R T

L N K V E I P R

S L V H

E T N T

L S

P D Y

E I O

A R ) ( (

R N

) P (

A P N

L C V H I M T ) Y W V N D S W O U R O T LD T G A CO R R ) A D E B E K R B Y G D D ) RIN S E L SP L T T O N N P O V S T D N T U O S LL N P E H Y A A R ( R R V R C L

LBU Y D D E IL R R D U E

K M I D R R DR

C A B C

I G T R Y S R T U N B A

L L IL M M P T

Z A S A O T N

R G L I T U D L I P F U E L T

N LL ON A

L A L A I R

O T O D T L P T S R D T C T R E R IE A A

O D H R I E L ( R R R P D L V D G V R I P E S I L TO D T P N L H ) ER E

E D R IL O N N I D T

C N O J R T E I A T PATRICIA DR TEN A E D B D H R G R R OU L S T R L D E R A D S L O N Silver I E CHARD H RD G O Lake J H L O E D IDI U Y LN P AN AR S T BRI R D NR O E U IS D DR R S N

IR C L D E

C A L R

I A D N H V

H K T A )

L I E E

LD L T A IL I K

A AG R L T V C R BL M (P R H P

A T ACK (

J BER V U

B S RY R T D

F U LN

ITZ R L P ) T ATRICK R A N R

D A N P B D

E N

J N

I ) A

R P A L T

N R

E M L V D H I P D H ( L IS

Y R

N L

R A R N E P E

H S V R I Y

C D IST R A GR R

W E

L RD E

IL R C

M V D N

U O I U

R L S P

E A P F V T N I S O Blackstone T I A ' ) L N Z 0 T P 0 R 4 V S P T A TRINI P River E T Y AV N ( T L T R I O E R W O L L I V P I C O A A ID K P X R N E T D R O N F D S C T E

T T R S Fisherville D E S T T T D N Pond R LE EY L A N O O S F R A S O S E A M O L U L T P I H S F B IE U L R D Blackstone Y C T Canal S o n T tt o R p S U S U T E S T L u u A E N ' D 00 T A I 2 t t S C A S

L Y t Y t E S T U A N T o T R o T E N S W S E T ER G L C K S M S S V U O L RD L D SI N W O HIL n I A S H n L O M O R EIT O O O L K D Y D C O U Fisherville L W A S F N T E ' AN R 0 M T ESR L R Smart Growth 0 R ST S 2 L A IN T D A ) E U M A E (PVT F Overlay District T M L C M S AYO 2 IN M 3 P T 0 D 0 S 0 SE S 0 R O ' A ' M Y D AIN ST U T N L D

R S N N S IEL I F

D T V D G L E P ER E T T R S R R S L ) ADIA R M R I C O ' IN T A AR E M 0 A L H V 0 S S A

M T E V H E I SU 0 R S

MESSIER H L T V D 1

K I E P EMERS S T N W D C E D C I A ( S

E L N T N

N N L O H S I

R L R O E M C D D A

R P S EL D I W R O B E D W A S L T O A S E P G N N R

H R R O M N R I O D L IN C A L G E ST K N T V O L D BO ST E R CA G O K IN R I F O ST RD B D Legend E OT A N R L EP H D D D O R R Y L S K Town Boundary T F E B E U T R OD V ) N E FF P R A IL T ( A D T L Fisherville Smart Growth Overlay Y A ( C S P T E T G V T S T R NG ) C KI ) L U P VT E Priority Development Overlay (P R

O M HIPP C C ER Campus Development Overlay VT) E A P K D LN (P R P T L ! P R U U ! L O T C C L R

E V E ( I ! P R C

I P IP

D R N E

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! Water Supply Protection Overlay A L T

P E R

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N ) E T U S P P B S L C ( A N V T A E P T V O P V R T ( P V T T ( Easements ) R S uu S T S T T D ) K E V ) T N (P C LA P RRY V ( A E

tt T CH

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Parcels ) )

N B

tt L D L T

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PE W A Zone AS N DR N O S F FA (P L Y L V A A E F T Residential (R40) AL ) G W I

B Residential (R20) N o r t h b r i d g e Residential Multi-Family N o r t h b r i d g e Village Mixed Use Agriculture/Residential Ê Neighborhood Business 1 i n c h = 1 , 0 0 0 f e e t Community Business 1 i n c h = 1 , 0 0 0 f e e t Office/Light Industrial 0 0 .. 2 5 0 .. 5 Industrial M ii ll e s A s a m e n d e d b y A n n u a ll T o w n M e e tt ii n g o n O c tt o b e rr 1 9 ,, 2 0 1 5 4.0 LAND USE REGULATIONS semi-public uses; recreational uses by SP except rid- ing stables by right; retail and personal services by SP; There are 4 base zoning districts and 3 overlay dis- restaurants and pubs by SP except brewpub which tricts that cover the North Grafton Transit Village allowed by right; professional and general offices by Project Area. The majority of properties (54%) are in SP; auto related services by SP; adult uses and mari- the Office/Light Industrial (OLI) district and overlaid juana dispensaries by SP; nano and microbreweries with the Campus Development Overlay District. This by SP; communications, transportation, and public includes 462 acres and multiple parcels located in utility uses by SP, manufacturing and light industrial Centech Park, Grafton Science Park, the MBTA Station, uses by SP; building materials and auto repair; RV and the Tufts School of Veterinary Medicine campus. sales and public storage by SP; and contract yards by NGTV PROJECT AREA ZONING SP. Essentially most uses require Special Permits and residential uses and mixed uses are not permitted. R40 I 8% R20 12% Dimensional standards require a 40,000 S.F. minimum 7% lot size and 120 feet of street frontage. In effect, lot OLI 10% depth would be 333 on a standard lot and the build- OLI, R20, R40 ing envelope would be quite narrow at 40 feet. This 9% results in a much larger lot actually being needed to meet dimensional standards such as setbacks, building coverage, and frontage.

OLI, CDO 54%

NGTV project area zoning Standard Lot

’ Min. Lot size: 40,000 s.f. 3 5 BASE ZONING DISTRICTS Max. Building Coverage: 40%, 20,000 s.f.

Max. Height: 35’

Industrial District (I) Effective F.A.R. 1.5

Effective Building Envelope: 12,915 s.f. (Effective Builging Coverage Exceeds The Industrial District covers 2 Rushwan Brothers Building Envelope by 64%) properties (totaling 99 acres) north of the rail corridor 35’ 35’ Parking Requirements: 100’ Res. between the Shrewsbury town line to the north and 20,000 s.f. Industrial Building: 40 spaces Centech Park to the east. The purpose of the district (1 space / 150 G.F.A.) 10,000 N.E.T. s.f. Commercial Building: is to provide sites for industry which create employ- 67 spaces (1 space / 150 N.E.T. s.f.) Effective Lot Depth 333’ Effective ment opportunities and maximizes the use of Graf- 1,500 N.E.T. s.f. Commercial Building: ton’s access and environmental conditions and labor 8 spaces (1 space / 200 N.E.T. s.f.) Open Space Requirements: Effective Building Envelope 50’x258’ Effective force, while recognizing the limitations of Grafton to 25% of Lot free of Impervious Surface handle traffic, water runoff, sewage, and other envi- (10,000 s.f.) ronmental and neighborhood impacts. Like all zoning Effective Setback Area: 27,085 s.f. Area per Parking Space ≈ 300 districts in Grafton, the planning objectives of district (8.5x18’ Min. Space Size; 12’ Min. Aisle/Lane/Access; 1 Tree + 60 s.f./ 5 is mitigated by the overriding goal of protecting the ’ Parking Spaces) Town’s ground water resources. 4 0

120’ Public Street Permitted uses in the Industrial District include the following: agricultural and horticultural uses (indoor Design Standards for OLI and Industrial Zoning District by Special Permit); hotels and apartments for “security guards” by Special Permit (SP); most public and

Dodson & Flinker | Brovitz/Community Planning & Design Page 37 Office/Light Industrial (OLI) District Standard Lot

Min. Lot size: 20,000 s.f. The OLI district includes all the properties in Centech ’

1 5 Effective Building Park accessed by Centennial Drive and Millennium Envelope 90’x115’ Drive off Pine Street. This portion of the OLI District is 10,350 s.f. bound by the railroad corridor to the south, Shrews- Max. Building Effective F.A.R. 0.9 Coverage: 30%, Effective Setback Area: 6,000 s.f. 9,650 s.f. bury town line to the north, industrial properties to 15’ 15’ the west, and Pine Street to the east. The MBTA Sta- Max. Building tion is also included in the OLI district as is the Grafton Height: 35’

Science Park and the Tufts Veterinary School campus. Building Envelope

Between 82 Westboro Road and the Grafton Science Lot Depth 160’ Effective Park, the OLI District extends 1,000 south of the rail corridor covering the Rt. 30 corridor and a portion of ’ Institution Road. 3 0 120’ The purpose of the OLI District is to provide sites for Public Street office and light industrial development which create Design Standards for the R-20 Zoning District employment opportunities and maximize the use of Grafton’s access and environmental conditions, while day care) and recreational use by SP, uses are highly recognizing site and area limitations in terms of drain- restricted in the R-20 district. Dimensional standards age, soil suitability, proximity to surface and subsur- include a 20,000 minimum lots size and 125 feet of face water resources and slope and preserving or street frontage. These are reasonable standards to enhancing visual landscapes. suburban style subdivisions but are generally higher than would be found in traditional village neighbor- Permitted uses are very similar to the Industrial dis- hoods as is envisions for the NGTV Project Area. trict except for a few business uses that are allowed by right while other industrial uses require a Special Low Residential (R-40) District Permit. OLI does not allow for residential or mixed use even though several properties are in these cat- This district is located in the northeast quadrant of egories. The dimensional requirements in the OLI the NGTV Project Area along the north side of the rail- district are the same as in the Industrial district. This road corridor and east side of Pine Street. The area is a particular issue for the lots on the north side of includes the former Grafton State Hospital north cam- Westboro Road which as small with limited depth due pus which is owned by the State and used by U.S. Job to the railroad corridor. Between the use and dimen- Corps. The purpose of the R-40 district is to provide sional regulations, these lots have very little opportu- sites for low density residential development with nity for reinvestment. respect to the existing character of the neighboring homes and properties, including compatible related Medium Density Residential (R-20) District home-oriented activities and pursuits in a semi-rural environment. This district is located south of the OLI district (and 1,000 feet south of the RR corridor) with access via The use and dimensional standards for similar Institution Road. The purpose of the R-20 district is between R-20 and R-40 except that duplexes are not to provide sites for medium density residential devel- allowed in R-40, lot size is 40,000 S.F. and frontage is opment with respect to the existing character of the 140 feet. As with R-20, these requirements result in neighboring homes and properties, including compat- suburban style subdivisions and are not consistent ible, related home-oriented activities and pursuits in with traditional village development patterns. a “small village environment”.

Except for single family detached homes, duplexes by SP, agricultural uses, and small scale public uses (i.e.

Page 38 North Grafton Transit Village Strategic Plan | Final Report The CDO bylaw permits research, development, and manufacturing in the fields of: biotechnology, medi- ’ Standard Lot 1 5 cal, pharmaceutical, physical, biological, and behav- Min. Lot size: 40,000 s.f. ioral sciences and technology; environmental science, Effective Building Envelope 240’x110’ toxicology, wildlife medicine, genetic engineering, 26,400 s.f. comparative medicine, bioengineering, cell biology, 15’ 15’ Effective F.A.R. 0.9 Max. Building Effective Setback Area: human and animal nutrition, and veterinary medi- Coverage: 13,600 s.f. 30%, cine. In addition, the CDO bylaw permits research 12,000 s.f. and development in the fields of alternative energy

Max. Building and renewable energy, including production of equip- Height: 35’ ment. Offices, administrative and support facilities Building Envelope related to these uses are also permitted, along with

Effective Lot Depth 285’ Effective the commercial facilities (like food, postal and bank- ing services, conference, convention and housing accommodations) required to support these uses.

The dimensional standards are similar to the OLI ’

3 0 except that buildings can be 60 feet in height and the

140’ Planning Board grant a deviation up to 95 feet. There are also certain buffer and landscaping requirements Design Standards for the R-40 Zoning District between CDO districts, and specific parking standards are provided which are generally less restrictive than OVERLAY ZONING DISTRICTS those in Section 4.2.

Campus Development Overlay (CDO) District Priority Development Overlay (PDSOD) District

The Campus Development Overlay District encom- This overlay district encompasses the Grafton Sci- passes the Tufts Veterinary School campus, Grafton ence Park, a large portion of the Industrial District, Science Park, and Centech Park. The purposes of the and selected sites in Centech Park including 5 Cen- CDO are to permit the establishment of well-designed tennial Drive (WBDC parcel), 12 Millennium Drive rural campus park developments in Industrial and (WBCD parcel), and 105 Westboro Road (Rushwan Office/Light Industrial Zoning Districts on parcels Brothers). The purpose of the PDSOD is to expedite 50 acres or larger, through the use of master plans permitting for Priority Development Sites pursuant to which provide for compatibility with nearby residen- M.G.L. C43D, and to provide appropriate systems for tial and commercial developments; encourage eco- any proposed changes to a plan or facilities after the nomic growth in the Town of Grafton through high issuance of a special permit and/or site plan review quality mixed-use development by integrating edu- and approval by the Planning Board or after the issu- cational and compatible commercial activities; estab- ance of any other permit granted by an appropriate lish zoning regulations to encourage and set guide- municipal agency. The Rushwan properties would be lines for such development while minimizing, to the local Priority Development Sites, while new develop- extent possible, the adverse impact of development ment in Grafton Science Park and Centech Park would on the natural features of the CDO areas, including be State Priority Development Sites. Other objectives the overriding goal of protecting the Town’s general identified in Section 9 are to: water resources; and encourage mixed-use development by providing sites at and in the vicinity of an • Increase clean, diverse, and geographically focused existing school of veterinary medicine for research, commercial and industrial activities; development and manufacturing other sciences, and for offices, administrative and support facilities and • Strengthen Grafton’s tax base; other commercial enterprises. • Target appropriate development sites for commer-

Dodson & Flinker | Brovitz/Community Planning & Design Page 39 cial or industrial development planning; maps. The purpose of the Flood Plain District is to protect the public health, safety and general welfare, • Promote and increase the visibility of Grafton as to protect human life and property from the hazards a community open to assisting appropriate com- of periodic flooding, to preserve the natural flood mercial and industrial developments; control characteristics, and the flood storage capacity of the flood plain, and to preserve and maintain the • Provide an efficient process for all municipal per- ground water table and water recharge areas within mitting; the flood plain.

• Guaranty municipal permitting decisions on Prior- OTHER DEVELOPMENT REGULATIONS ity Development Sites within 180 days of applica- tion; and Parking Standards

• Encourage businesses that depend upon, protect, The parking standards in Section 4.2 are generally and add to the natural resources of the Town. high with nonresidential buildings greater than 2,000 S.F. required to have 1 space/150 GFA, multi-family A Priority Development Site (PDS) is defined as a pri- required to have 2.25 spaces/DU, and industrial uses vately or publicly owned property that is: (1) located required to have 1 space/500 GFA (1.5 spaces/1000 in a commercial or industrial underlying zoning dis- GFA for manufacturing, within the Campus Develop- trict; (2) eligible under applicable zoning provisions, ment Overlay district). CDO has seperate provisions including special permits or other discretionary per- for population-based parking counts. There are no mits, for the development or redevelopment of a provisions for shared parking or mixed use such as building of at least 50,000 square feet of gross floor in Section 10 – Fisherville Smart Growth Overlay Dis- area; and (3) designated as a PDS by the Interagency trict (FSGOD) or the Village Mixed Use Overlay Dis- Permitting Board. Several parcels or projects may be trict (VMUOD) which covers South Grafton Village included within a single PDS. Wherever possible, PDS Center. There is a provision for reserve parking but should be located adjacent to areas of existing devel- this typically require excess lot area. If the NGTV is opment or in underutilized buildings or facilities, or going to fulfill its potential, parking standards such as close to appropriate transit services. in FSGOD and VMUOD will have to be adopted.

Water Supply Protection Overlay (WSPOD) District

This overlay district covers apportion of the R-20, OLI and Industrial District on the west side of the NGTV Project Area. The purpose of the WSPOD is to safe- guard and protect Grafton’s sources of water supply. This bylaw is intended to preserve and maintain the filtration and purification function of the land, the ground water table, the purity of ground water supplies, and to protect the public health, safety and welfare. Permitted uses generally reflect the underlying base district except that public and commercial uses are typically only allowed by SP and where sewer is available, the further restrictions are placed on industrial uses.

Floodplain Overlay District (FOD)

There are floodplain and wetland areas in the NGTV Project Area which should be confirmed on the FEMA

Page 40 North Grafton Transit Village Strategic Plan | Final Report 5.0 THE PUBLIC’S VIEW created by the railroad tracks. Control of many parcels by state or federal agencies was also seen as a Project “Kick-Off” Meeting potential weakness, limiting the availability of land and raising the specter of government bureaucracy. The project team conducted a kick off meeting in Graf- ton on September 9, 2016 with the Planning Depart- Strengths ment staff and other key project participants. The purpose of the meeting was to review and refine the The potential for good regional connectivity was seen project scope, discuss the public participation pro- as a strength, including good access to Rt. 20, and a cess, and draw up a tentative schedule for commu- well-used train station where 400 parking spaces are nity workshops. The project team visited the project regularly filled. Rail access was also seen as a poten- area with Town staff to get an on-site perspective of tial attractor for certain industrial and distribution the area and begin the discussion of key issues and facilities. Tufts University Cummings School of Veteri- opportunities. nary Medicine was cited as a key strength in the area, with the potential for attracting allied businesses and Internal Stakeholders Workshop anchoring a potential technology corridor extending north into Shrewsbury. The beautiful campus setting This workshop was held on October 13, 2016 at the and surrounding farmland are also seen as an impor- Brigham Hill Community Barn and included public tant strength. The potential availability of water and officials charged with overseeing Town finances, plan- sewer to many parcels, as well as current upgrades to ning, maintenance, public safety and other municipal electrical services, were noted as key factors support- services who can often provide a unique perspective ing redevelopment. State control of many parcels on the future of North Grafton. The objectives of the was raised again, this time to highlight the potential workshop were as follows: benefit of government support of the town’s goals for the area. • Review and verify mapping and analysis describ- ing existing site features and suitability for future Opportunities growth; Participants pointed out that efforts to attract new • Identify opportunities and constraints from the businesses need to go hand in hand with improve- perspective of each stakeholder group or town ments to infrastructure and public amenities, includ- department; and ing providing continuous sidewalks on Rt. 30, building trails to connect surrounding neighborhoods to the • Identify real and perceived barriers to implement- train station, protecting farmland and wildlife habi- ing a transit village master plan. tat, and providing new recreational facilities. There is plenty of sewer capacity, and a research use demand- The workshop began with welcome and introductions ing 100,000 gallons per day would benefit the town followed by a brief presentation on the existing condi- by offsetting rates for other users. Water supplies tions in the North Grafton Transit Village Project Area. are adequate, but since the water district is semi-pub- An open discussion followed where participants lic need to find a way to pay for improvements with- shared what they thought were issues, opportunities, out raising rates for existing residents. It was noted and potential barriers to future growth and develop- that development needs to support people who are ment in the project area. already here.

Weaknesses

Participants identified a lack of local connectivity as a The site is seen as a logical location for a village-style key weaknesses in the study area, including a dearth mixed-use development, with a focus on the intersec- of sidewalks, difficulty of accessing some of the larger tion of Pine Street and Rt. 30: parcels, and the barrier to north-south movement

Dodson & Flinker | Brovitz/Community Planning & Design Page 41 • Rt. 30 is not as fast as Rt. 20 – more conducive to It was noted that a potential village on the site needs mixed use. to be supported with programming to bring people to the area and give it a sense of place. Tufts already • This is the one remaining commercial-industrial- hosts events such as the dog wash, horse shows and retail-residential mixed-use village opportunity. cross-country meets. Look at Worcester’s Placemak- ing Initiatives and think about what will draw people • Housing projects could be built with some com- to the area – food, arts, special events, pop-up spaces. mercial in front. Barriers • Need a critical map of housing and other activity to make retail work. There are several barriers that hamper redevelopment of the area. The MBTA schedule is not attrac- • The MBTA is open to redeveloping the area around tive to young professionals commuting from the train the station, as long as parking is replaced one-for- station, and MBTA needs to improve its communica- one. tions and outreach. Another barrier is the need to clarify and streamline the permitting process and, to • Need to look at reusing remaining old buildings. the extent possible, pre-permit some lots to eliminate potential delays for businesses that want to locate in • Perception problems at Job Corps have mostly set- the area. Shrewsbury’s permitting process was held tled down, but do people want to live next door? up as a model. Participants also raised the need to keep improving the zoning bylaws that regulate devel- • Need to decide whether the area could best be opment in the area. redeveloped as a village or a campus?

• Look at other Transit-oriented development projects: Ashland, or even perhaps downtown Worces- Public Visioning Workshop ter, on a smaller scale. This workshop was held on November 10, 2016 in • There is a need for affordable housing and senior the Jean Mayer Administration Building - Kohnstamm housing – townwide. Conference Room on the Tufts School of Veterinary Medicine campus. Residents, business owners and • Most young professionals live in apartments in other stakeholders were invited to the workshop to converted single-family homes, and could benefit review an inventory and analysis of the project area, from new apartments near the train station. talk about problems that need to be addressed, and opportunities for the future. This was primarily a “lis- Tufts has been trying to encourage business growth tening workshop,” designed to clarify and verify the for 20 years, and the Science Park and other initia- hopes, concerns and dreams of town residents and tives are designed to attract allied businesses. Their business owners. The objectives of the workshop on-campus incubator is fully leased and several com- were as follows: panies are leveraging Tuft’s animal testing resources. One question is how best to connect Tufts’ mas- • Review and verify mapping and analysis describ- terplan strategies to the Town’s plans for the area, ing existing site features and suitability for future including access to open space. Challenges for the growth; Tufts campus include issues with water quality and water main breaks. There is little on-campus hous- • Identify issues and problems in the project area ing, and many students find apartments elsewhere in that need to be addressed; Grafton. Some housing could be considered as part of the village project, especially for international stu- • Identify opportunities for the future; dents. There is a need for more social activities for students. • Measure public support for general conservation

Page 42 North Grafton Transit Village Strategic Plan | Final Report and redevelopment strategies; and oper suggested that new apartments would probably work on the site – elsewhere in the region he is doing • Work to describe a shared vision for a North Graf- 72 units on 6 acres – 1 and 2 bedroom units in 12 unit ton Transit Village. structures. Another participant suggested that three stories of apartments above ground floor retail would A series of maps and images were on display for public be a viable approach. viewing. Welcome and introductions was followed by a presentation of mapping and analysis. Participants Retail Market: Participants raised similar questions then broke out into small groups to work on prob- about the viability of retail uses on the site. Even if lems and opportunities. After each group reported additional housing is constructed around the train out their thoughts, a facilitated discussion focused station, the retail demand will focus on the morning on overall goals, guiding principles and vision for the and evening commute – is that enough to support North Grafton Transit Village. Participants were also much of a retail base? Traffic on Rt. 30 (7-8,000 vehi- asked to do “dot voting” on a Visual Preference Sur- cle trips per day, compared to 20,000 in the center of vey which included images of buildings, site ameni- Grafton) is currently not enough to support a Dunkin ties, and streetscape treatments for participants to Donuts. Eventually the site could probably support a rank based on their desirability for the project area. coffee shop like Starbucks, or a Five Guys restaurant. A small market or convenience store might work. Issues of Concern Opportunities for the Future Participants identified uncertainty in the real estate market and the high cost of construction as key issues Getting Ahead of the Curve: this is an important for redeveloping the site: opportunity for the town to get ahead of the curve and not let existing zoning and conventional devel- Residential Real Estate Market: Concerns were raised opment pressures drive redevelopment on the site. about the viability of redeveloping the site, especially There are ongoing inquiries regarding available space in the context of a real estate market that seems to at the science park; buildout there could bring 300- focus on development of separated housing types, 400 new employees. In general, people are coming to rather than mixed use – what will bring people out town because of the convenient commute and lower here, and how can we make a mixed-use village at the housing costs. In addition to expanded job opportu- train station more attractive than more conventional nities in the study area, the site seems ideally suited development types? Subdivision of the Afonso prop- to meet the growing regional demand for multi-fam- erty will bring 46 units on line; what will the impact ily housing within walking distance to a commuter be? What would happen if an Avalon Bay style devel- rail station. Additional housing and jobs on the site opment comes in on one of the parcels on one of the could in turn support a modest amount of neighbor- outlying parcels – how could it be connected to the hood retail and commercial services: “What would be village? Will the town be forced to settle for what- better than simply wake up and get a cup of coffee ever they can get? and walk to the station?” Could this be a smaller ver- sion of Assembly Square? Storrs Center, a mixed use Development costs and potential income will shape development next to the University of Connecticut, any projects. The Afonso development could pro- could also serve as a model. Look at the Seaport Dis- vide housing for faculty and staff at the Tufts campus, trict in Boston – from nothing it’s become the place but at a likely sales price exceeding $600,000 will not to be. be affordable for graduate students. Closer to the station, the land and buildings to be split off from Possible Housing at Tufts: Why is there no housing at the Jobs Corps provide an opportunity for transit- Tufts? Probably 20 years ago they decided it was more oriented development, but will the market support cost effective to have students live out in the commu- redevelopment of the former state hospital build- nity. Today there are more international students and ings? It was suggested that this is unlikely without there would likely be demand for convenient hous- major tax breaks and other subsidies. A local devel- ing near campus and train station. There are 400-500

Dodson & Flinker | Brovitz/Community Planning & Design Page 43 NGTV SKETCH PLANS PRESENTED AT CHARRETTE

Sketch plans presented at the public design charrette included two mixed use centers on the western end of the Rt. 30 Corridor (top) and plans for redevelopment and infill around the train station and Pine Street corridor (bottom). Page 44 North Grafton Transit Village Strategic Plan | Final Report students, 400 faculty and staff, and 25,000 clients that score, however, was actually given to a modern four come to campus every year. On any given day there story brick downtown block with shops on the ground are 1000 people on campus, and probably another floor and three stories of apartments above. In gen- 100-200 people at the science park. There is a poten- eral, buildings with a clear connection to an attractive tial to attract retirees who would like to live in the streetscape or garden received high scores. The low- neighborhood and volunteer on the campus. est scores were given to typical suburban office buildings surrounded by lawns and parking lots. Trail Connections for Commuting and Recreation: Many participants identified the importance of a For streetscapes and open space, participants highly establishing a continuous pedestrian and bicycle rated photographs depicting paths through natural network to link the campus and various uses to areas, as well as lively pedestrian gathering spaces each other and to the train station. Could this also with outdoor dining, trees and attractive furnishings. include paths for electric carts? There was a sugges- The lowest scores were earned by single-use recre- tion for a continuous multi-use trail connecting from ation areas, such as a playground, ball field or bike the school, through the town parcels, through the lane. new Afonso subdivision and continuing to the Sci- ence Park and the train station. This could continue through the Tufts campus and extend to connect with a potential regional path in Westboro. The multiuse Public Design Charrette trail could be the connecting spine for system of paths and sidewalks that could link each of the uses in the This design workshop was held on November 16, study area. Additional paths could connect out into 2016 in the Jean Mayer Administration Building - the surrounding fields and forests for recreational use Kohnstamm Conference Room on the Tufts School and making additional connections to neighboring of Veterinary Medicine campus. The workshop con- residential areas. Bike lanes on Rt. 30 would add an sisted of two sessions. Area business and property alternative route and allow for bike commuting to the owners were encouraged to “drop in” with questions station even in winter. and comments at 5:30 PM. At 7 PM, business and property owners were encouraged to stay and join Visual Preference Survey Results residents, elected officials and other interested participants for the design exercise. Participants were asked to rate 66 images in three different categories: site amenities and accessory uses; The objectives of the workshop were as follows: buildings; and streetscapes. For any image, they could place a red dot to indicate “this is not a good fit • Present existing site conditions, environmental for the area,” a green dot for “this is a good fit for the analysis and traffic studies; area,” or a yellow dot for “maybe this is a good fit.” The dots were added up with a positive or negative • Review and verify results of the visioning work- multiplier factored in to reach a total score for each shop; image. (The entire survey and results are available in the appendix.) • Explore planning and design concepts for the Tran- sit Village; and Among the images for Site Amenities and Accessory Uses, the highest scores were for attractive façade • Measure public support for various master plan lighting and signage, landscaped pedestrian spaces, alternatives. and traditional shop fronts with flower boxes. The lowest score was for a blank wall with a bar sign. After welcome and Introductions, a brief presentation was made on existing conditions and results of the For building types, participants preferred traditional visioning workshop. This was followed by the Small- New England village architecture, primarily with Group Design Exercise and a discussion of design peaked-roof wood frame structures. The highest alternatives, guiding principles, master plan prefer-

Dodson & Flinker | Brovitz/Community Planning & Design Page 45 ences, and physical planning alternatives with the permit properties and smooth the way for redevelop- project team. ment.

Sketch plans were presented for each part of the Active involvement of DCAM and MassDevelopment study area, with a focus on the Pine Street corridor can help spur redevelopment: The 8 acre parcel to and intersection with Rt. 30, as well as the western be split off from the Job Corps site can be the cata- Rt. 30 Corridor. lyst for developing the village core along Pine Street, but there needs to be additional investigation and Reaction to the plans engendered a discussion that support in planning for the reuse of the former state included several important themes and observations: hospital building on the site. Likewise, MassDevelop- ment’s interest in locating a biotech facility on their Light industrial and office/research uses will continue 40 acre site can boost the importance of the area as to dominate the area: current businesses at Centech a technology center. Coordinating the design of both and the Science Park will likely soon be joined by a areas is key, with a focus on moving away from large 50,000 square foot marijuana growing facility and a glass and steel office buildings isolated from each trucking-related business. MassDevelopment is hop- other to and interconnected village of with human- ing to bring a large biotech or similar firm to locate on scaled architecture and a continuous pedestrian sys- the 40 acre parcel west of the science park. Potential tem throughout. buildout of the science park could bring in another 300-500 employees. While some of this growth will Open space & recreational opportunities are a key spur use of the commuter station, in the short term asset: The beautiful farmland, forest and wetland at least most of the users will continue to arrive by corridors that surround and pass through the study cars and trucks. They will contribute to creating area are important to protect, but also an asset to opportunity for small retail and service businesses bring people to the site. This can be enhanced with a in the village. Participants noted a need for smaller, continuous network of sidewalks and paths through- more flexible office and light industrial space that is out the area and linking the train station and other not being met with the current office/industrial park key centers of activity with each of the surrounding model with a single business in a large structure on a neighborhoods. There is strong support for a multi- separate lot. use trail that would allow bikes and other uses to travel from the North Grafton elementary school There are no NIMBY’s here: existing businesses, through the study area to the train station and con- landowners and Tufts University representatives all tinuing East across the Tufts campus and into West- support plans for a transit-oriented village. Everyone boro. would like to see an attractive village center near the train station, with a mix of retail uses, coffee shops, Stakeholder Meetings pub, etc. that can serve as a community gathering place. While some worry about too many housing In developing the NGTV Project Area inventory, chal- units, all agree that there is a great opportunity to lenges and opportunities, and preliminary concept promote housing for young people, empty nesters, plans, the project team held meetings with several and students that won’t put pressure on the local officials, boards and committees, and other local school budget while meeting a pent up need for small groups, in order to verify data and contribute addi- units close to transit. tional information relevant to the future of the project area. Meetings were also conducted with repre- Local regulations and development review process sentatives from Tufts University, WBDC, MBTA, and can be improved: some participants noted that MassDevelopment to discuss future plans and inter- Grafton’s zoning bylaws and planning board review ests. process unnecessarily slow down the development process. They support increased use of expedited permitting and whatever else can be done to pre-

Page 46 North Grafton Transit Village Strategic Plan | Final Report 6.0 NORTH GRAFTON TRANSIT CONCEPT DIAGRAM FOR NGTV VILLAGE ILLUSTRATIVE PLAN

A SHARED VISION AND GOALS

Based on the “vision” and goals of the residents, local board and committee members, property and business owners, and other participants with a vested interest, an illustrative vision plan was prepared for the North Grafton Transit Village Project Area. The Vision Plan considers growth and conservation opportunities over the next 20 years under the following land use themes: The Environment, Economic Development, Residential Development, and Design.

Environment

The vision for the future sees the natural environment as more than leftover space, but rather as a key asset that can enhance the quality of life for everyone who lives and works in the village. Natural areas will provide an attractive visual setting for building areas, as well as providing important services that reduce cost and add value: collecting and filtering stormwater runoff, providing trails and other recreational Concept Diagram for the North Grafton Transit Village: A mixed use village center near the MBTA station would provide opportunities, and supporting wildlife habitat and a unifying center for the currently isolated collection of land ecosystem connectivity. uses in the area. Multi-use trails and streetscape improvements would thread through these land uses, connecting them to the Large parts of the study area have already been set shared center. aside as open space. This includes conservation land owned or managed by the town and the Grafton Land Act, these natural corridors are for the most part Trust. Tufts University has set aside the majority of heavily wooded and can serve as permanent links to their land as open space, forming a greenbelt around large patches of forest to the north and south. Even the core campus and extending into Westboro along though the area is fragmented by the corridors of Route 30. Some of this area will continue to be Route 30, the railroad, and areas of existing devel- actively used for horses, swine and other livestock, opment, these habitat linkages will continue to pro- while most will remain as hay fields and forest. While vide some connectivity by which wildlife can move the Tufts open space is not permanently protected it through the area. As development plans proceed, key is actively used as part of their mission and is unlikely culverts, bridges and other crossing points should be to be further developed. They have installed a solar upgraded as needed to enhance passage for various farm in one open space area in the southeastern end animal species. of the campus, as well as a second smaller installation at the south end of the Science Park. Directing the majority of future growth into a village center adjacent to the train station will serve to As noted earlier the greater study area is divided by reduce development pressure on undeveloped land a series of north-south running stream valleys with elsewhere in the study area, but isolated development significant wetlands that provide important wildlife of outlying parcels will likely continue – most signifi- habitat. Protected by the Massachusetts Wetlands cantly those owned by Afonso Builders and the Rush-

Dodson & Flinker | Brovitz/Community Planning & Design Page 47 LAND USE DIAGRAM FOR NGTV

Land Use Diagram for NGTV Illustrative Plan: a mixed use village center near the MBTA station, in conjunction with a network of multi-use trails, streetscape improvements, and vegetated corridors, could connect the separate land uses in North Grafton into a more cohesive village. wan Brothers land, both in the west side of the study etc. into the stormwater management plans. area . Existing masterplans for the Centech Park and the Science Park will also see conversion of consider- • Managing open space areas to reduce the use of able amount of land from natural cover to pavement toxic chemicals and minimize impacts on wild- and buildings. As this development occurs, the exist- life during migration and breeding periods, when ing stream and wetland corridors provide an open mortality tends to be higher. space framework that should be enhanced through thoughtful site planning on each parcel, including: Economic Development

• Establishing open space buffers between buildings The transit village already has some powerful eco- and parking lots and wetland resource areas. nomic development assets, anchored by the Tufts University campus, the Grafton Science Park, and the • Using native species and naturalized plantings Centech Park. Each of these has available develop- (e.g., meadows instead of lawns) in designing and ment sites within an approved masterplan. Less well maintaining buffer areas and other open space. understood is the potential for other kinds of economic activity, such as retail stores, restaurants and • Using Low Impact Stormwater techniques to mini- professional services, which would be expected in a mize runoff, as well as incorporating constructed village setting. While the train station will provide a wetland systems, rain gardens, vegetated swales,

Page 48 North Grafton Transit Village Strategic Plan | Final Report morning and evening rush of commuters, and addi- The masterplan illustrates a logical distribution of tional housing on the site will boost the customer these units radiating out from the center of the vil- base, the site lacks the automobile traffic found in lage at the train station and Pine Street corridor. other areas of Grafton or Shrewsbury, which already Mixed use buildings at the center of the village can provide many of the common retail outlets and ser- have apartments above them, maintaining more vices. active commercial uses on the ground floor that face out on attractive streetscapes and pedestrian plazas. The village model offers one answer, particularly in a Moving away from the center there are opportuni- form of architecture designed not for a single type of ties for entirely residential structures, including three use (or even a single branded business, as so often story flats or townhouse units. Overall density could found along a commercial strip) but to accommodate comply with the 20 units per acre minimum required a varied mix of uses over time. The core building by Chapter 40R for multifamily projects. type will be a mixed use structure, three to four stories tall, with active retail and office uses on the first On the Tufts campus there is an opportunity for stu- floor and apartments above. Multiple stories pro- dent and/or staff housing on the lot closest to the vide an economy of scale that can reduce the cost of train station. This could easily accommodate 50-75 construction per square foot. This lowers the pricing units in a mix of two and three story apartments and structure. The residential units will likely be easier to townhouse blocks designed to fit in with the architec- lease out, providing ready cash flow to support retail ture of the campus. uses below. It is unknown if the former Grafton State Hospital Over time, a well-designed village center with a mix buildings that are going to be split off from Job Corps of apartments, shops and services, conveniently can be renovated, or if they are simply too far gone located at the train station, will enhance the value to be viable. Elsewhere in the state similar struc- of lots in the Grafton Science Park and Centech Park, tures have been converted to attractive apartments spurring revitalization in those areas. With limited and condominium units, but usually in structures that additional space for development after the available have been reasonably well-maintained in the transi- lots are used up, the town could consider allowing for tion between uses. They are also often well-suited to increased density and greater mix of uses within the affordable housing, and state and federal subsidies parks themselves as a way to continue momentum and tax credits can be applied that act as a subsidy for of redevelopment and support additional economic the cost of renovation. If such reuse proves feasible, activity close to the village core. they will provide a wonderful anchor at the north end of the village and provide a unique sense of place and Residential Development connection to history.

By all accounts, Grafton and Shrewsbury are already Design well supplied with single-family homes. Additional single-family building lots will be available when the The design of the village should follow guidelines Afonso subdivision comes on line. While a market rooted in the traditions of the walkable New England study has not been performed, developers and others Village, with a modern focus on social, economic and with a strong understanding of the local real estate environmental sustainability. This implies: market participated in the workshops. They indicated that mixed use buildings with apartments over retail, • Reuse of historic structures where possible. multifamily structures with 10-12 units, and townhouse style development should all be viable in this • Design of new structures that reduces costs and location. Access to the train station, the Tufts Uni- impacts through appropriate village density and versity campus and other businesses in the area sup- traditional building design and materials that port a market for one and two bedroom apartments reduce costs and fit the climate. or townhouse units, catering to commuters, students, and empty-nesters. • Streetscapes designed for pedestrians, with on-

Dodson & Flinker | Brovitz/Community Planning & Design Page 49 street parking, a canopy of shade trees, attractive and cleanses runoff with stormwater gardens and finishes and furnishings – all enclosed by a con- other techniques. tinuous edge of buildings, with active ground floor uses open up onto the sidewalk. • Convenient parking integrated into the design of buildings and streetscapes, so that there is always • Façades that provide a welcoming face to the enough parking, but where it is largely hidden street, fit in with their neighbors, and have a high from view behind buildings. percentage of transparency to make a strong indoor-outdoor connection. • Beautifully designed and actively programmed public spaces, outdoor dining, farmers markets • Low impact stormwater management that reduces and other elements that enliven the village.

NORTH GRAFTON TRANSIT VILLAGE ILLUSTRATIVE PLAN

North Grafton Transit Village Illustrative Plan: with existing buildings in grey and potential new buildings in brown, thisplan illustrates the potential for a new a mixed use village center. A detailed description of each area of the plan may be found on the following pages.

Page 50 North Grafton Transit Village Strategic Plan | Final Report ILLUSTRATIVE PLAN DETAIL: PINE STREET CORRIDOR Part of the former State Hospital Campus adjacent to Job Corps will be sold and redeveloped for Housing and other uses. The large former hospital building on the site could be redeveloped for housing around a central courtyard. New parking lots would have to be built along the road in front of the buildings to accommodate residents. the core of the new village is centered on the intersection of Pine Street and Centennial Drive. Two and three-story mixed-use buildings line a broad sidewalk with a continuous canopy of street trees, creating a traditional Main Street character. Parallel on-street parking slows traffic and provides for convenient short-term parking. Larger shared parking lots in the rear of buildings serve long- term workers and residents.

Internal roads with parallel parking and tree-shaded sidewalks continue the village theme. A small park acts as a focal point, with outdoor cafe seating in front of adjacent buildings.

Existing stormwater retention areas are upgraded and connected to a series of rain gardens and landscaped infiltration swales to manage runoff from new roofs and paved areas. Continuous sidewalks on both sides of every street provide for comfortable pedestrian circulation.

Built on the corner with parking (and/or gas pumps) behind, a coffee shop or convenience store acts as a landmark at the entrance to the village.

Dodson & Flinker | Brovitz/Community Planning & Design Page 51 ILLUSTRATIVE PLAN DETAIL: TRAIN STATION A new connector road links the train station directly to Millenium Drive and Centech Park. New office or industrial buildings frame the gateway.

Hemmed in by the rail line to the south, wetlands to the east and steep slopes on the west, there is little room for expansion next to the train station without using the existing parking lot. Terracing new parking up the side of the hill would open up space for new buildings next to the station.

As with the proposed village on Pine Street, new mixed-use buildings would cluster on the “Main Street,” with parking hidden behind. Interconnected sidewalks, street trees and active ground-floor uses encourage walking.

While MBTA has no need for a new building on the site, a traditional train station building could serve as a landmark and focal point at the center of the site. As with the other buildings in the area, this could contain cafe and convenience retail on the ground floor, with office and residential use on upper stories. The 2014 Tufts Campus Master ILLUSTRATIVE PLAN DETAIL: TUFTS CAMPUS Plan calls for a new recreation center on the library circle. The library (grey) is slated for eventual expansion with a new wing. Three apartment buildings step down the sloping site, with parking lot between them. With the footprints shown, each 2-3 story building could accommodate 8 apartments on each floor.

20-30 townhouse units along a loop road frame an open meadow. These could include 1 and 2 bedroom units with internal garages. A system of paths and sidewalks provides access to the train station, the transit village and the campus.

Page 52 North Grafton Transit Village Strategic Plan | Final Report 7.0 CHALLENGES, OPPORTUNITIES these properties are renovated or redeveloped, sev- & ACTIONS eral issues need to be considered prior to approval such as the viability of preserving existing buildings In defining opportunities and development potential located on the property. in the NGTV Project Area, the goals and recommendations of the Town-wide Comprehensive Plan, Housing All new construction projects or renovation of exist- Trust Action Plan, and Open Space & Recreation Plan, ing buildings require funding, licenses, or approval and input from the public workshops and stakeholder from the Massachusetts Historic Commission which interviews were used as a guide. determines the potential impacts that the development may have on the historic nature of the property. GENERAL DEVELOPMENT CONSTRAINTS Additionally, projects requiring funding, licenses, or permits from a federal agency must be reviewed for Zoning Requirements compliance under Section 106 of the National Historic Preservation Act. This process requires the developer The required minimum lot size in the Industrial, OLI, to identify and evaluate the historic properties, assess and R-40 districts is 40,000 square feet. However, of any potential adverse effects to the properties, and the 40 parcels in one of these zoning districts, 11 do outline potential measures to avoid, minimize, or not meet these requirements. Additionally, the front- mitigate the effects. While there are several attrac- age requirement is 120 feet in the I and OLI, 125 in tive and historically significant buildings on the for- R-20, and 140 in R-40. There are 15 parcels in the mer Grafton State Hospital campus, most of them are Project Area that do not meet these requirements. in deteriorated condition and the Section 106 review process can be both time consuming and costly. A number of properties in the OLI are currently used as single family homes with a few small on-site busi- DCAMM Property Disposition Process nesses. With a predominance of small lots with vary- ing ownership, particularly on the north side of West- The State owns approximately 144 acres of property boro Road, the OLI could be an impediment to future in the NGTV Project Area including a large amount of development and investment if this segment of the developable land and potentially redeveloped sites corridor in envisioned to transition to a mixed use such as the Job Corps campus, DYS facility off Graf- (commercial and residential) district. ton State Hospital Road and the 3 buildings along Westboro Road between Institute Road and Grafton The parking requirements under Section 4.2 are also State Hospital Road. The Department of Asset Man- a deterrent to traditional village center and neighbor- agement and Maintenance (DCAMM) is responsible hood development (although Campus Development for the disposition of surplus state land. They must Overlay is a little more flexible). If the NGTV Vision follow MGL Chapter 7 Section 40E-J (enabling the Plan is going to fulfill its potential, context-based disposition of public land) which can be time-con- parking standards will need to be adopted to allow suming and resource intensive for both DCAMM and reduction in on-site parking for mixed uses with dif- the potential recipient. For example, if the Town of ferent peak use times, available public parking, sat- Grafton wished to acquire some of the state proper- ellite parking for employees, and smaller residential ties for economic development, they must inquire units that don’t need as much parking. with the agency using the property to determine if any of the land could be declared surplus. If so, all Historic Places Designation other state agencies are given the opportunity to utilize the land first. If no other state agency has a All of the properties that make up the former Graf- need, then DCAMM then polls the Town of Grafton ton State Hospital are listed on the National Register to determine if there’s a local need for the land. If of Historic Places. This includes all the parcels of the the Town does not have a eligible need, the land is Tufts Veterinary School campus, Job Corps campus, then disposed through an open public process. Ide- DYS campus, and all other properties owned and ally, surplus lands in the NGTV Project Area would be controlled by the State in the NGTV Project Area. As transferred to other state agencies that would repur-

Dodson & Flinker | Brovitz/Community Planning & Design Page 53 pose the property for economic development, such GENERAL ATTRIBUTES AND OPPORTUNITIES as MassDevelopment. The Community Institute Road As an integral part of the “Birth of the American This corridor is a major connection between the Industrial Revolution” Grafton is grounded in a rich neighborhoods to the south and Routes 20 and 30. history and committed to the future. Characterized It’s also highly used by commuters coming and going then by farms, villages, and factories, the built land- from the MBTA Station. Institute Road is on State scape has changed over time, particularly in the past property but designated and maintained as a Town decade, when the Town was one of the fastest grow- road as determined Land Court decision. As a result, ing communities in Central Massachusetts. DCAMM granted the Town a 60’ right-of-way over the road to facilitate future improvements. The roadway Grafton is a business-friendly community committed is narrow and rises and falls with the natural terrain to expanding its commercial-industrial tax base. To creating some steep pitches and blind spots, though back this up, the Town maintains an attractive unitary the developer plans to lower the hill. As future devel- tax structure, at $16.75 per $1,000 for FY2016. opment occurs, the roadway will have to be improved which will require the coordination of the State, The Town has taken active measures to support eco- Town, property owners and developers. The process nomic growth, affordable housing, and conservation of redesign, permitting, and construction could be of natural resources and historic landscapes. The lengthy and costly. Town’s active Economic Development Commission (EDC) promotes sustainable economic development Public Sewer and assists the Board of Selectmen and the Planning Board in the implementation of the Town’s economic Sewer capacity and availability is critical to future goals and objectives. The residents of Grafton voted growth in the project area if the vision is for a tra- to adopt the Community Preservation Act (CPA) in ditional village and neighborhood development pat- 2001 and the Community Preservation Committee tern. The sewer may next be extended in the project (CPC) has been actively conserving open spaces for area to the Afonso “Village at Institute Hill” project, active and passive recreational uses. The Town also which is a 48-unit conversional residential subdivision has the Grafton Land Trust which independently, and on land along the western edge of Institute Road. This in partnership with the Town, has worked to preserve sewer extension would allow for the OLI portion of the significant open space and promote its active use. All property on Westboro Road and Institute Road to be of these entities could play a major role in enhancing connected. This extension could also provide sewer the NGTV Project Area as development takes place access to adjacent state parcels and other proper- over time. ties across Westboro Road significantly improving the opportunities for redevelopment along the corridor. The combination of industrial and residential diversity, housing affordability, relatively easy access onto In addition to the sewer collection system, the Graf- the Massachusetts Turnpike, and a picturesque his- ton Wastewater Treatment Plant may be an impedi- toric commons district have provided Grafton with ment to growth in the NGTV Project Area. The system high marks on quality of life issues. currently utilizes about 1.9 MGD, or approximately 79% of available capacity. Municipalities that surpass Institutional Support 80% of available capacity (1.92 MGD in Grafton) are encouraged by the EPA to conduct a MADEP upgrade The Worcester Business Development Corporation study. If Grafton’s wastewater usage increases by less (WBDC) mission is to serve as an innovative and lead- than 1%, the change would trigger an upgrade study ing force in the economic development of the region, at considerable cost to the town. resulting in job creation and tax base expansion. In the implementation of this mission, the WBDC is dedicated to working with prospective developers and/or

Page 54 North Grafton Transit Village Strategic Plan | Final Report companies to ensure success by assisting in permit- to encourage transit oriented development (TOD) ting, funding, and any other development assistance. to boost ridership, create economic opportunities, WBDC owns property in Centech Park and has been and support the production of more affordable and actively working with the Town and prospective busi- diverse local housing. nesses in bringing new industries, tax base and jobs the NGTV Project Area. Development Incentives

The Tufts University Cummings School of Veterinary Priority Development Sites: Grafton Science Park, Lots Medicine (TCSVM) is New England’s only veterinary 3 and 5 in Centech Park, and the Rushwan Brothers school and a major draw to the NGTV Project Area. industrial properties have been designated as Chap- The school has an international reputation for excel- ter 43D Priority Development Sites, making it eligible lence in both veterinary education and biomedical for streamlined local permitting, statewide market- research. TCSVM offers access to its unique research ing, and priority for other state funding. services and skilled-labor pool to science park companies. The campus hosts over 40 companies annually Economic Development Incentive Program (EDIP): as research, development and testing clients. Six of EDIP is a state tax incentive program that is designed these occupy over 30,000 GSF of space on campus. to foster full-time job creation and stimulate business growth. Projects in Grafton Science Park and Centech Historically, Grafton has had a positive relationship Park may be eligible for state and local tax incentives with The Cummings School of Veterinary Medicine - including negotiated municipal tax rates, workforce (TCSVM). Besides being the second largest employer training funds, and an up to 40% state investment in town, the school contributes to the local public tax credit for qualifying tangible, depreciable assets. schools, town government administration, and pub- in exchange for full-time job creation, job retention lic safety. Reflecting broad support of TCSVM mis- and private investment commitments by participating sion, Grafton’s town meeting approved the biotech- companies. (More information on the EDIP can be nology friendly zoning overlay district zoning (CPO) found at www.mass.gov.edip). for this site in 1994, and the latest campus master plan in 2014. In 2007, Grafton’s annual town meet- 10% Research and Development Tax Credit: If a coming approved the state’s Chapter 43D “Priority Devel- pany spends on R&D, Massachusetts has a 10% R&D opment Site” designation for the park, intended to Tax Credit. The percentage can increase with busi- streamline the entire local permitting process. ness collaboration with a local university, like the Cummings School. State Support 3% Manufacturers Investment Tax Credit: A com- State agencies such as DCAMM, MassDevelopment pany may also be eligible to claim a 3% investment and MBTA have demonstrated an interest in the tax credit of depreciable assets, which can be applied NGTV Project Area. DCAMM is preparing bid oppor- directly against any Massachusetts tax obligation, as a tunity for developers to obtain 8 acres of the former state registered manufacturer. State Hospital and current Job Corps campus along the Pine Street frontage opposite Centech Park. This Tax Increment Financing (TIF): To attract and retain its could be the pivotal property in creating a mixed use business base, the Town of Grafton has also histori- village center. A subdivision plan has been filed by cally used tax increment financing agreements, and the State creating separate lots for the DYS campus has such agreements with four companies. They have off Grafton State Hospital Road, the DEM and DOL provided for municipal tax exemptions between 40% buildings along the Westboro Road frontage, and the to 80%, and have a typical duration of ten years with undeveloped land in the middle portion of the prop- the highest tax relief in the earliest years. erty. MassDevelopment has lead this process and is seeking biotech firms in need of large parcels with adequate infrastructure. MBTA is actively marketing excess parking lots at their commuter train stations

Dodson & Flinker | Brovitz/Community Planning & Design Page 55 Transportation and Access development standards will lead to new investment in this area of North Grafton in the form of moder- State Route 30 (Westborough Road) traverses the ate-density residential, commercial, civic, and mixed NGTV Project Area and connects to the town centers use development. Over time, the NGTV District will of Grafton and Westborough. Route 30 also connects accommodate incremental growth, high quality and to Route 140, which provides access to communities sustainable development including a healthy mix of to the north and south of the site, and Route 9, which uses, a broad range of housing choices, viable trans- provides east-west access. portation alternatives to the personal automobile, and easy access to jobs, public transportation, educa- Interstate 90 (the Massachusetts Turnpike, Exit 11) is tional and civic institutions, and recreational ameni- 3.5 miles from the site, providing regional highway ties. There will be multiple benefits of reinvestment access via State Routes 122 and 30. The project area including access to and expansion of local businesses, is also 6.0 miles west of I-495, which can be reached a vibrant and attractive gateway into Grafton on one via State Routes 9 and 30. Near this station, Centech of its main corridors, and municipal revenue gener- Boulevard, a connector road to Route 20, was opened ated by property reinvestment. in 2007, providing additional north-south access to the project area. Guiding Principles

The project area is within a reasonable range of four Revitalization and Infill Development: The plan should major airports for regional, national and international foster organic redevelopment over time with a sup- travel: the Worcester Airport; T.F. Green Airport portive “public ream” of streets, pathways, open (Providence); Hanscom Airport (Concord); and Logan spaces, and infrastructure. As the area evolves over International (Boston). All are located within a 25-45 time, flexibility will allow the district to adapt to minute drive from the site. changing market conditions, while creating a template for an attractive, pedestrian-friendly village cen- Freight Rail Access ter and neighborhoods.

The are several industrially-zoned properties in the Improving the Public Streetscape: As redevelopment NGTV Project Area which abut the rail line and have moves forward, both the public right-of-way and pri- the potential for access to of freight service which is vate lot areas facing the street should be designed to operated by CSX. Within a short distance of the proj- enhance the attractiveness and pedestrian comfort of ect area is the Grafton & Upton Railroad which has the streetscape. operated for nearly 140 years and also provides an opportunity for freight rail transportation to parts of Rationalizing Access, Circulation and Parking: Wher- central and eastern Massachusetts. Its interchange ever possible, roads and driveways should be shared with CSX provides greater transportation opportuni- by multiple lots, providing efficient access to shared ties throughout the region. parking lots in the rear of buildings. Parking lots should be designed as continuous units, crossing lot lines and providing for interior circulation.

VISION STATEMENT, GUIDING PRINCIPLES & Complement Other Uses in the NGTV District: Provide GOALS for redevelopment while making it easier for existing uses to thrive. The NGTV Project Area currently hosts Vision Statement Tufts University Cummings School of Veterinary Med- icine, major State programs for DYS and DOL, large Based on input from Town officials and boards, stake- corporations, and small local businesses. New devel- holders, and interested citizens, the following Vision opment should complement these uses and support Statement was prepared for the NGTV Project Area: their continued success or succession to a new opportunity. Context-based and character-building design and

Page 56 North Grafton Transit Village Strategic Plan | Final Report entrepreneurial activity in addition to large public entities, a private university, and bio-tech and life sciences industries.

Foster sustainable development, low impact design (LID), green infrastructure with appropriate standards for parking, energy, water, sewer, stormwater management, and protection of the Town’s public water supply.

Establish development standards, design guidelines, This photograph (Pine Hills, MA) illustrates recommended design and review procedures that ensure predictable, fair characteristics for the NGTV District: traditional building design; mixed use at a comfortable scale; outdoor gathering spaces; and and cost-effective, efficient, and expeditious permit- attractive streetscapes with shade trees and decorative lighting. ting process.

Enable the Town to receive Zoning Incentive Pay- Goals for the District ments and/or Density Bonus Payments in accordance with M.G.L. Chapter 40R, 760 CMR 59.06, and addi- New “placemaking” development standards for the tional Chapter 70 aid in accordance with G.L. Chapter NGTV District should achieve the following commu- 40S arising from the development of housing in the nity planning goals and development objectives: NGTV District.

Encourage sustainable development that is consistent STRATEGIC ACTION PLAN with the latest Town Master Plan, Affordable Housing Production Plan, and Open Space & Recreation Plan Based on the illustrative plan for future growth and which have been adopted by the Town of Grafton. change in the NGTV Project Area, a series of recommended actions has been organized below. These Provide incentives for landowners and businesses to recommendations are also based on input from reinvest in the NGTV District, and respond to market Town staff, local boards and commissions, project opportunities for diverse residential unit types and area stakeholders (primarily residents property own- mixed-use development in an attractive and compli- ers, and business operators), civic organizations, and mentary way with surrounding neighborhoods, busi- interested citizens who participated in the public nesses and institutions. workshops.

Establish an attractive and vibrant gateway to North The NGTV Illustrative Plan breaks down into a series Grafton, and preserve and protect the historical set- of public and private actions. These include a detailed tlement patterns and cultural heritage of the commu- framework of potential changes to the zoning map nity. and development standards, new thoroughfare (streets, sidewalks and trails) network connections, Provide “lifecycle” housing choices for a range of the integration of active open spaces and streetscape households in all income, age, size, and family type in enhancements, and infrastructure expansions, all order to meet the goal of preserving community char- necessary to create a vibrant mixed use district and acter and providing opportunities for all residents. pedestrian environment. Other recommendations address incentives for reinvestment in private proper- Expand opportunities to live, work, and play in close ties. Several recommended actions will also require proximity to commuter rail service, major institutions, a cooperative partnership between the Town and local businesses, and passive recreational amenities. property owners to achieve the vision of the community for the NGTV District. Retain existing goods and services and expand opportunities for small locally-owned businesses and other

Dodson & Flinker | Brovitz/Community Planning & Design Page 57 ADOPT THE NGTV STRATEGIC AREA PLAN INTO THE As a starting point, the Town should conduct a Return GRAFTON MASTER PLAN On Investment Analysis (ROI). This analysis projects new development and associated tax revenues The NGTV Strategic Area Plan should be adopted by made possible by expanded sewer capacity and sys- the Town as an element of the Grafton Master Plan. tem extension. Confirming committed investment by Adopting this Strategic Action Plan as part of the developer of taxable properties is a key factor in esti- Master Plan will allow the Planning Board to refer mating whether the increased tax revenue would at to (and utilize) the recommendations of the plan as least cover the debt service. part of site plan reviews in the district to guide appli- cants towards the desired outcomes. Since the Mas- Sewer financing alternatives are fairly narrow. One ter Plan is used as a guide for municipal investment possibility is the MassWorks program which provides and to enhance grant funding, adopting the Strategic grants for infrastructure improvements such as water Area Plan as part of the Master Plan can also enhance and sewer capacity and service improvements. While these efforts. this is a competitive program, the Town may be in good position for a grant given the proximity to the INFRASTRUCTURE IMPROVEMENTS MBTA Station, Tufts, and underutilized private and state properties that are primed for development. Public Water and Sewer Other sewer financing options include the following:

Within the NGTV Project Area, most properties are Betterment Fees: Where the service area is expanded, served by public water but public sewer is not avail- betterment fees are commonly used to reduce to able to several properties. Infrastructure is a critical impact on the Town and require users to pay for new component of the successful transformation of the service and development opportunity. NGTV Project Area into a vibrant mixed use center as well as attracting more science and technology- District Increment Financing (DIF): This is most in based businesses. Currently, the Town’s sewer infra- areas with strong markets and developable property. structure capacity and network limitation creates Under a DIF, the new tax revenues would be directed a significant impediment to development. Without to repaying for sewer improvements such as upgrades infrastructure improvements, zoning changes and to the WWTF, expansion of the collection system, or development partnerships are not likely to lead to I/I reductions. significant improvements. Other Methods: Other potential financing sources The Rushwan Brothers property has good develop- may include Community Development Block Grants ment potential and could access water, sewer, and (CDBG), Clean Water Revolving Loan Fund, USDA electrical service by extending Centennial Drive (see Rural Development Loan/Grant, use of MGL C59, Sec- below). Stormwater utilities could be located on a tion 21n (shifting costs from WW ratepayers to town Town-owned parcel adjacent to the WBDC parcel and taxpayers), Annual Town Meeting funding and town Rushwan Brothers property, and service future devel- bond, or special funding through the legislature. opment on both properties as well as the extension of Centennial Drive. This property might also provide ACCESS AND CONNECTIVITY IMPROVEMENTS some recreational value such as an infiltration park and trail connection. Street Access and Connectivity

The Town of Grafton must consider options for There are a number of large underdeveloped and expanding sewer services to all properties in the proj- vacant parcels located with the NGTV Project Area ect area. Individual or communal septic systems are that have poor access to primary streets. For exam- inefficient and may not be compatible with a higher ple, the DYS facility, Afonso property, and Rushwan density, compact mixed use village development pat- Brothers would require significant upgrades to cur- tern envisions for the NGTV Project Area. rent access roads in order to accommodate new development. The Town should work with the State,

Page 58 North Grafton Transit Village Strategic Plan | Final Report Tufts, WBDC, the Town of Shrewsbury, and project COORDINATION WITH PROPERTY OWNERS AND area property owners to upgrade the street network PROPSPECTIVE DEVELOPERS such as Institute Road, Cornfield Road, and Grafton State Hospital Road. Prepare a Market Analysis

Other potential access improvements include connec- The Town should conduct a comprehensive market tions to the Rushwan Brothers property by extending analysis with a focus on the key development pros- Centennial Drive with an easement across Lot 3 which pects such as the MBTA Station, Rushwan Brothers, is owned by WBDC. This roadway could also connect open parcels in Centech Park and Grafton Science with future public streets in Centech Park North over Park, the DYS and Job Corps properties, Afonso prop- the line Shrewsbury that tie in with Centech Blvd and erty, and a portion of the Tufts parcel adjacent to complete network of street connections throughout Pine Street and Westboro Road. This market analy- the park. sis would provide greater detail as to development potential, targeted demographics, real estate prod- Another possibility is to create a new above grade ucts, and financing options. crossing of the rail corridor on the vacant property owned by the Ruswan Brothers at 117 Westboro Coordinate with On-going and Future Development Road. This new access road could be aligned with Prospects another new access road to the Afonso development site on the south side Westboro Road to form a 4-way As the State has made a final determination on the intersection in a segment of the corridor envisioned lease boundaries for the Job Corps program, DCAMM as a small mixed use village area. is now in a position to dispose of the remaining 8 acres, including some buildings that were previously The Job Corp property access could also be improved used by Job Corps and have significant structure dam- if future development is going to take place on site. age. Given the proximity to the MBTA Station and This may include an upgrade to the Pine Street access Tufts, this property has significant potential for resi- where most of the new development is likely to occur. dential and possibly mixed use redevelopment. The Additionally, the former bridge which spanned the rail Town should work closely with DCAMM to ensure corridor and provided direct access to Westboro Road that future development is compatible with the NGTV could be reconstructed to provide a secondary access Vision Plan. to the Job Corp campus and the future development area. Alternatively, this could be a pedestrian bridge The Town should coordinate with MassDevelopment that provides direct access to the main Tufts Veteri- regarding potential subdivision and future develop- nary School campus. ment on the DYS campus property including possible streetscape and pedestrian amenities, needed zon- Bicycle and Pedestrian Facilities Network ing amendments, and future development plans to ensure that they are compatible with the NGTV Vision Currently there are no sidewalks, bikelanes, or trails Plan. along Westboro Road. As this area transitions into a mixed use village district, pedestrian and bicycle The Town should coordinate with WBDC in the mar- access will be critical. As illustrated on the NGTV keting of available parcels in Centech Park, connec- Vision Plan, a network of these facilities should be tions with Rushwan Brothers property, possible planned for and connections made between the streetscape and pedestrian amenities, needed zon- MBTA Station, Tufts, Grafton Science Park, Centech ing amendments, and future development plans to Park, Job Corps development site, Afonso develop- ensure that they are compatible with the NGTV Vision ment site, and other future developments along pri- Plan. mary and secondary streets in the project area. This bicycle network should also connect to the future The Town should continue to work closely with Tufts Boston Worcester Air Line Trail (BWALT). University in carrying out the campus master plan, and considering some mixed use development in the

Dodson & Flinker | Brovitz/Community Planning & Design Page 59 area around Pine Street and Westboro Road, and pos- on in underutilized buildings or facilities such as Job sibly along the frontage of Grafton Science Park. The Corp campus; or near transit services such as the Town should coordinate future pedestrian and bicycle MBTA commuter station. The undesignated parcels in facilities with those planned on the Tufts main cam- Centech Park and the new development parcel on the pus. Job Corp campus are good candidates for the PDOD.

The Town should work with Afonso Builder to con- Adopt a New Village Center Base District sider alternatives to the proposed conventional sub- (Alternative 1) division including a mixed use area along Westboro Road and a broader range of single family and mul- The Town should strongly consideration creating a tifamily unit types that could be allowed under new new North Grafton Transit Village base zoning district mixed use zoning. to replace portions of the R-20, R-40 and OLI along segments of Westboro Road and Pine Street. This The Town should further discuss future development new district should provide for small scale mixed uses scenarios, the feasibility of a freight rail spur, and including commercial, light industrial maker space, access options with Rushwan Brothers. civic/publicly-oriented uses, and a range of residential types including small detached SF residential The Town should continue to discuss the possibility units, attached SF units, apartments, and Live/Work of transit oriented development at the North Grafton units. Design standards should ensure that develop- Commuter Station with the MBTA including struc- ment occurs in a pedestrian-oriented pattern with tured parking and connections with Centech Park via buildings placed toward the front of the property cre- Lot 7. ating enclosure of the street, parking located to the side or rear of the buildings, integration of attractive The Town should discuss potential development sce- streetscapes and active open spaces on site, and con- narios on Centech Park Lot 1 with State Street Bank. nected to surrounding properties with sidewalks and This is a prime development site and could be a key trails to enhance walkability. The Village Mixed Use site for a future mixed use district. Overlay District (VMUOD) covering South Grafton Vil- lage provide a template for mixed use zoning in the The Town should coordinate with the Town of NGTV Project Area. Shrewsbury on future infrastructure and street network improvements, zoning, and marketing of Cen- Adopt a Chapter 40R Smart Growth Overlay District tech Park. and Bylaw (Alternative 2)

As an alternative to a new base zoning district for the core area centered at the intersection of West- ZONING AMENDMENTS boro Road, and Pine Street, the Town should consider adopting a new Chapter 40R overlay districts similar Expand the PDOD the Fisherville Smart Growth Overlay District (FSGOD). Whether it’s a new base district or SGOD, the new The Town should consider expanding the its desig- zoning regulations in the NGTV District should pre- nation of Priority Development Sites Overlay District scribe clear development standards for new build- (PDOD) under the State’s Chapter 43D Expedited Per- ings and other features based on future planning mitting Law. Both public and private properties can and community development objectives, appropriate be designated as a PDS and the underlying base zon- physical form and uses, and preferred design charac- ing allows for commercial, industrial, residential, or teristics. New development projects would address mixed use. There are several properties in the NGTV building form and placement, parking and access, Project Area that could benefit by the PDS designa- landscaping and streetscape, open spaces and activ- tion. The State also encourages Priority Development ity areas, access, connectivity, and internal circulation Sites that are adjacent to areas of existing develop- consistent with the overall vision and described fur- ment such as Centech Park and Grafton Science Park; ther below.

Page 60 North Grafton Transit Village Strategic Plan | Final Report Key Components: The statute defines 40R as “a princi- Mixed Use and Density Standards: To be eligible for ple of land development that emphasizes mixing land these incentives, the Overlay District needs to allow uses, increases the availability of affordable housing mixed-use development and densities of 20 units per by creating a range of housing opportunities in neigh- acre for apartment buildings, 12 units per acre for borhoods, takes advantage of compact design, fos- two and three-family homes, and at least eight units ters distinctive and attractive communities, preserves per acre for single-family homes. The Zoning Dis- opens space, farmland, natural beauty and critical tricts would also encourage housing development on environmental areas, strengthens existing commu- vacant infill lots and in underutilized nonresidential nities, provides a variety of transportation choices, buildings. makes development decisions predictable, fair and cost effective and encourages community and stake- Other Relevant Provisions: The state recently enacted holder collaboration in development decisions.” Chapter 40S under the Massachusetts General Law that provides additional benefits through insurance The key components of 40R include: to towns that build affordable housing under 40R that they would not be saddled with the extra school costs • Allows local option to adopt Overlay Districts near caused by school-aged children who might move into transit, areas of concentrated development, com- this new housing. In effect, 40S is a complimentary mercial districts, rural village districts, and other insurance plan for communities concerned about the suitable locations; impacts of a possible net increase in school costs due to new housing development. • Allows “as-of-right” residential development of minimum allowable densities; Other recent changes to Chapter 40R include provisions for Compact Neighborhoods and Starter Homes. • Provides that 20% of the units be affordable; While no communities have utilized these provisions to date, they might have benefit to Grafton. Like • Promotes mixed-use and infill development; Compact Neighborhoods, the Starter Home amend- ment to 40R is intended to encourage municipali- • Provides two types of payments to municipalities; ties to adopt zoning in certain eligible smart growth and locations that allows for development of housing, specifically single family in the case of starter homes, • Encourages open space and protects historic dis- at a density of at least 4 units/acre. Unlike Compact tricts. Neighborhoods, however, Starter Home Zoning Dis- tricts offer participating municipalities the Zoning Incentive and Density Bonus Payments: Chapter 40R Incentive and Density Bonus. (The absence of any include an incentive payment upon the passage of the direct, guaranteed financial incentive for Compact Overlay District based on the number of projected Neighborhoods limited interest in the program by housing units as follows: communities). The state is currently working on the program details for Starter Home component. Chapter 40R Incentive Payment Schedule Dwelling Units Payments Permitted Use and Performance Standards Up to 20 $10,000 Allowed Uses: The current Intensity of Use Table in 21-100 $75,000 Section 3.2.3.2 of the Grafton Zoning By-laws should 101-200 $200,000 allow for a broader range of uses “by right” under 210-500 $350,000 the new NGTV District to encourage mixed uses with 501 or more $600,000 moderate-density residential. Where potential con- flicts between uses may occur (such as between new residential and existing industrial uses) they should There are also density bonus payments of $3,000 for be specially addressed through performance stan- each residential unit issued a building permit. dards. Auxiliary uses such as farmers’ markets, food

Dodson & Flinker | Brovitz/Community Planning & Design Page 61 Potential Frontage Zones provide for prescribed ground floor uses in areas of the district where street activity is desired such as a village centers. While maintaining common design standards throughout the district, establishment of frontage zones along Westboro Road and Pine Street near the intersection would achieve this goal while supporting existing office, service, and industrial uses elsewhere in the district. carts and trucks, and vendor courts should also be Building Form, Placement, and Design Standards allowed in the new NGTV District. The primary intent of Building Form Standards in the Frontage Zones: Frontage Zones include the contigu- new NGTV District should be to shape the physical ous land area along an existing or new street from the and functional character of the area through building edge of the public right-of-way (the Street Line) to a placement, form and design. The Building Form Stan- prescribed Build-To-Zone. Within the Frontage Zones dards provide the minimum level of control necessary specific pedestrian oriented uses are permitted on to meet this goal while providing a range of opportu- the ground floor. Other uses are permitted but only nities appropriate to the desired character of the new above the ground floor or behind the Build-To-Zone. NGTV District. The Building Form Standards estab- Street entrances may be allowed to all permitted uses lish basic design parameters including the building for access to both ground floor and upper floor uses. envelope and certain permitted or required elements such as size, massing, articulation, height, fenestra- Active Ground Floor Uses may include retail, restau- tion, and pedestrian-oriented encroachments and rants/bars (primarily sit-down), personal services, elements (i.e. porches, balconies, terraces, awnings, theaters, museums, libraries, and other uses that signs, displays, etc.). encourage public access. The purpose of this requirement is to ensure existing or fledgling clusters of Building Envelope: The Building Envelope prescribes retail and/or restaurant uses are not interrupted and the specific set of dimensional standards that apply diminished by less active ground floor uses such as to all properties. Building Envelope Standards typi- residential or back office space. These uses activate cally consist of minimum lot size, setbacks, frontage, the pedestrian environment and allow for clustering building coverage or floor area ratio (FAR), and build- of complimentary uses in the most visible locations ing orientation. In the NGTV District, the minimum increasing their rate of success. lot size and frontage requirements should be low (i.e. 5,000 SF/50’ frontage where public sewer and water is available). This is because the size of the lot is realisti-

Page 62 North Grafton Transit Village Strategic Plan | Final Report cally determined based on standards directly related to use, size of the building, and required parking and open space. Additionally, having a larger minimum lot size requirement may arbitrarily and unintentionally deter small start-up businesses and services desired in the NGTV District.

Build-To-Zone (BTZ): The BTZ is the area along the frontage representing the minimum and maximum setback from the Street Line (edge of the public right- of-way) in which the façade of the primary building must be located. The BTZ is generally determined by The build-to-zone (BTZ) is defined by the specified building the type of building. For example, in the new NGTV placement and pedestrian orientation standards, with a focus District: on defining the maximum setback, rather than just the minimum setback that is usually required. Build-to Zone Occupancy • Commercial buildings would typically have small designates the minimum percentage of the frontage that has to be occupied by the building. setbacks to allow for seating terraces and be located at grade with the sidewalk.

• Residential buildings would typically have a small setback and be slightly elevated above grade.

• Civic buildings would typically be setback further and elevated above grade.

The BTZ would generally ensure that the buildings would be placed closer to the street line to create a relationship with the street and an attractive pedestrian environment. Parking would not be allowed between the building and the Street Line except The build-to-zone (BTZ) is defined by the specified building under special circumstances. The BTZ also provides placement and pedestrian orientation standards, with a focus flexibility for Active Space amenities between the on defining the maximum setback, rather than just the minimum front façade and street line such as outdoor terraces setback that is usually required. Build-to Zone Occupancy (B) and forecourts that contribute to the pedestrian envi- designates the minimum percentage of the frontage that has to ronment. These types of site development standards be occupied by the building. provide for a degree of variation from adjacent buildings while maintaining consistency in overall character and street enclosure. Other building elements may count towards this requirement, depending on such as stoops, balconies, bay windows, eaves, out- the location. Building facades and uses that are more door seating, awnings, blade signs, and similar ele- pedestrian-oriented (i.e. shops and restaurants) will ments may encroach beyond the Build-To Zone, while typically have higher occupancy requirements than porches typically may not. residential or auto-oriented buildings and uses.

Build-To-Zone Occupancy: This is the percentage of Façade Activation: In addition to the placement and the Build-To Zone that is occupied by the principal orientation of primary building close to the side- building’s primary façade. The purpose of BTZ Occu- walk, the building facades in the NGTV District should pancy is to ensure that the street enclosure is gen- actively engage the pedestrian, bicyclist, and driver. erally maintained along a large percentage of front- Blank walls should be avoided and long buildings ing buildings. Active spaces such as dining terraces should be articulated to break up the mass. Windows and doorways should be large with clear openings

Dodson & Flinker | Brovitz/Community Planning & Design Page 63 and attractively decorated. Other façade elements below). Additionally, there should be a minimum that contribute to a vibrant pedestrian environment height requirement for the front façade elevation include attractive awnings, signs, lighting, terraces, such as 14 feet. The purpose of the minimum height balconies, displays, and street furniture. requirement is to ensure that street enclosure and active streetscapes are maintained at ground level. Building Size: A maximum building floor-plate (foot- Single story buildings can be enhanced with large print), gross square footage, and maximum number storefront windows, transoms, parapets and decora- of dwelling units per building should be considered tive elements such as cornices, pediments, brackets, for the new NGTV District so that new buildings are and balusters. at an appropriate scale for the context and development patterns in the project area. This may also be Bulk Planes and Building Stepbacks: To address com- achieved with a Floor Area Ratio standard for certain patibility with neighboring buildings and the street, types of buildings. taller buildings should be required to have a stepback from the street line to avoid shadowing and a canyon Building Height: Currently, maximum height in the OLI effect over the corridor. The total street enclosure is 35 feet and 60 in the CPO. It is recommended that should also be considered in the new development maximum height remain 35 feet in new NGTV District standards for the NGTV District. This is determined with certain performance standards (See “Stepbacks” by measuring to the distance between buildings on opposite sides of the street in relationship to their heights. This is also know as the Building Separation to Height Ratio. In a traditional neighborhood development district, such as the NGTV Project Area, a ratio of 0.5 to 1.0 would provide appropriate amount of street enclosure and an attractive pedestrian environment without creating a “canyon effect” with high levels of shading on the sidewalk.

The Bulk Plane Diagram illustrates a stepback of the upper floors of a building from the front facade at certain height to avoid a canyon effect on the street and sidewalk. Façade Activation Examples

Page 64 North Grafton Transit Village Strategic Plan | Final Report Street enclosure example measuring the ratio of building heights on both sides of the street to the district between buildings across the street. A comfortable ratio for a small village center is about .75.

Building and Development Types the Rear)

These provisions define the types of buildings and • Civic Buildings developments preferred in the district including basic dimensional and design standards. This may include • Co-Housing Development basic design standards for architectural, façade, bulk, and building elements. Recommended building and Flexible Parking and Loading Standards development types for the NGTV District include the following: Parking requirements are typically a major factor in site plan design, and flexibility in the standards is • Cottage and Cottage Court (Small Single Family critical in a traditional mixed use village environment. Detached) Where on-site parking in needed in the NGTV District, the intent of parking and loading standards should • Single Family Attached (Townhouses and Row- be to provide an adequate number of spaces, shared houses) facilities, and access to parking areas while avoiding vast surface lots and curb cuts that create low-interest • Paired House (2 and 3 DUs) areas and conflict points for pedestrians. Excessive and consistently underutilized parking also creates • Multi-Family Buildings (4+ owner and renter DUs) a wasted economic and community development opportunity. Where applicable, the requirements • Live/Work or Shop House (Single Family with Com- should result in new on-street and shared off-street mercial) parking as an alternative to inefficient single-purpose reserved parking. New standards should also aim • General Commercial Building to limit the environmental and aesthetic impacts of large surface parking lots. • Mixed Use Building Off-street parking in the new NGTV District should • Flex Space/Fabrication Building meet the following objectives:

• Gas Backwards (Convenience with Gas Pumps to • Promote a “park once” environment that enables

Dodson & Flinker | Brovitz/Community Planning & Design Page 65 people to conveniently park and access a variety Satellite Parking: Required parking spaces should be of commercial enterprises in pedestrian friendly permitted at off-site locations under the following environments. provisions:

• Allow and encourage shared parking, reduce frag- Off-site parking spaces for customers should be mented, uncoordinated, inefficient, and single located within 500 feet from the primary entrance of purpose parking. the building along the shortest available pedestrian route. • Avoid adverse parking impacts on neighborhoods adjacent to the NGTV District. Off-site parking spaces for employees should be located within 700 feet from an employee entrance • Allow of the creation and utilization of on-street along the shortest available pedestrian route. parking. Proximity to Public Parking : Many communities allow • Provide incentives for increasing public parking in for a reduction in on-site parking when there is a pub- lieu of private on-site parking. lic parking facility with sufficient capacity within a reasonable walking distance. A distinction is also made • Reduce stormwater run-off and water pollution between long-term parkers (such as employees) and through low impact design (LID) and light imprint short-term parking (i.e. customers) in terms of dis- development techniques such as pervious paving, tances willing to walk to their destination. The new natural infiltration systems, shade trees and land- NGTV District should allow on-site parking exemp- scaping. tions for employees where public parking is available within 1,000 feet, and 500 feet for customer parking. As an alternative to the current parking standards under Section 4.2 of the Grafton Zoning Bylaws, a Adequate Pedestrian Access and Facilities: Parking “Parking Toolbox” would provide relief from these reductions should be allowed where it can be demon- high requirements and the resulting excessive park- strated that sufficient residential and/or commercial ing through a variety of flexible techniques such as density coupled with adequate infrastructure to sup- the following: port pedestrian and bicycle travel exists, and which can support pedestrian and bicycle access as a pri- Maximum Parking: In addition to minimum parking mary means of travel as a viable alternative to access requirements, the Town should consider setting a by a personal vehicle. For example, residential and maximum parking standard to prevent excessive and mixed use buildings that are within close proximity unnecessary parking from being created in the new to commuter rail and bus stops/shelters (300 feet for NGTV District. example), and adjacent to multi-purpose pathways or bike lanes which connect to shopping and employ- Shared Parking and Mixed Use: Allow for a combi- ment centers should be given consideration. nation of uses with shared parking facilities and an agreement between owners. The criteria for deter- Structured Parking: Structured parking, including mining shared parking should consider proximity below and above ground, should be allowed and between uses and properties; documented offsets encouraged in the NGTV where appropriate. Design between peak demand; uses having a high rate of standards should require structured parking to be parking turnover; or evidence of similar uses and internal to the block, and behind and attached to the location situations operating successfully with lower building were possible. Where structured is placed amounts of parking. New Institute of Traffic Engineers along the street line it should be well landscaped to (ITE) and Urban Land Institute (ULI) shared parking visual impact from the street and sidewalk. Liner manuals provide excellent resources for determining commercial uses at the ground floor should also be the amount of parking that can be reduced on a site allowed and encouraged at the ground floors. Struc- by site basis. tured parking should have multiple openings, provide reasonable floor heights, and be well lite to provide a

Page 66 North Grafton Transit Village Strategic Plan | Final Report sense of security. Parking Requirement Exemptions: Maximum parking limits should be waived for structured parking where Special Parking Types and Standards: In addition to spaces provided within the footprint of a structure handicapped parking requirements, the Town should containing one or more other uses, including rooftop, encourage the availability of special parking types at-grade, or below-grade spaces, provided that addi- in the NGTV District. For example, alternative fuel tional spaces are made available for lease to other vehicles should be encouraged (particularly in park- property owners within the new NGTV District in ing structures). Finally, car sharing services (such as meeting their parking requirements. Additional park- Uber, Zip Car or Enterprise) should be encouraged to ing requirements should not be applicable to outdoor provide parking spaces in the new district. dining or similar auxiliary uses on site.

Tandem Parking: Tandem parking provide an oppor- Drive-Through Facilities: Drive-through facilities tunity to maximize the efficient uses of land and pos- should not be allowed in the new NGTV District sibly reduce the number of required parking spaces except for unique circumstances and should always on site. Tandem parking is managed by occupants of be located to the rear of the property without a sepa- a shared dwelling unit and allows for a similar reduc- rate driveway. tion in space, with one car to be parked directly in front of another. On-Site Parking Placement Standards: Off-street parking should be located to the rear of the primary On-Street Public Parking Reduction Credit: Off-street building or a minimum of 5 feet behind the front wall parking requirements should be reduced by the num- elevation of the building nearest to the Street Line. A ber of on-street public parking spaces directly in front landscape buffer should be provided to screen park- of a given property. ing areas from the street.

Bicycle Parking: Sufficient and conveniently acces- Parking in Front Yard Area/Non-Residential and Mixed sible bicycle parking for residential, commercial and Use: Only under special circumstances should the mixed uses should be provided throughout the new Town allow parking in front of the building such as NGTV District. the following:

• Targeted Rehabilitation Site - A project involving the renovation of an existing building and site where parking currently exists in front of the building.

• Street Side Parking - Parallel or angled parking provided on a privately-owned lot directly adjacent to the public street right-of-way in combination with a tree planting strip and sidewalk connecting to abutting lots and to the primary building on-site. This would require a cooperative effort between the Town and private property owners but is relevant on NGTV District on Westboro Road and Pine Street near the intersection. Tandem parking, where two spaces assigned to a single dwelling unit or office are placed one behind the other, can double the Landscaping, Screening and Lighting Standards number of parking spaces accessed by each aisle, reducing pavement by a third. Stacked parking carries the idea further, The intent of these provisions should be to enhance but requires full-time management. the pedestrian environment and provide buffers where necessary in the new NGTV District with appropriate landscaping and lighting design.

Dodson & Flinker | Brovitz/Community Planning & Design Page 67 Private Frontage: Landscaping should include a mix Transitional Buffer: Landscaping and screening should of trees and other plants, and should be properly be provided as a transitional buffer along perimeter maintained. Where the building is setback from lot lines between the new NGTV District and abutting the street line, Active Space with pedestrian ameni- residential zones. ties and deciduous canopy trees should constitute the primary landscaping elements and should be Open and Civic Space Standards placed so as to maintain relatively clear views of the It is recommended that a broad range of active public and private open spaces and civic gathering areas be provided in the new NGTV District that, over time, will amount to reasonable amount (such as 10%) of the total land area. The overall goal is for all property within the NGTV Project Area to be within a 5-minute walk (about ¼ mile) of an active or passive open space.

Developers should reserve a small portion of their site for open space. For properties in residential use, private yards and gardens, forecourts, and courtyards are appropriate. For commercial and mixed use sites, additional civic gathering and active recreation types of open space could be created (such as identified below). Two or more adjoining property owners within the new NGTV District are encouraged to create joint open spaces that benefit a larger group of people. These spaces can be small, integrated into the site or buildings, and serve dual purposes. Some appropriate examples for the district may include the following:

• Plazas and Squares Parking Placement Examples • Courtyards and Forecourts ground floor elements including doorways, windows • Yards and English Gardens (i.e. residential) and signs. Hedges or shrubs planted along the front or side street yard property line should not exceed • Pocket Parks and Playgrounds 4 feet in height except when abutting a neighboring area where increased screening is desired. • Rooftop Gardens and Terraces

Parking Lots: Landscaping in parking lots should pri- • Farmers Markets, Amphitheater, Outdoor Seating marily include shade trees installed at or below the and Dining Terraces level of the parking surface to allow for capture of stormwater runoff. Plantings should not obscure site • Infiltration Park and Parking Courts (permeable, entrance and exit drives, or street intersections. Per- multipurpose spaces) vious or semi-pervious parking area surfacing materials, such as pervious asphalt, grass, “grass-crete”, or Street Design Standards ring and grid systems, are encouraged where conditions allow for adequate infiltration. The primary intent of the street design standards in the new NGTV District should be to create attractive,

Page 68 North Grafton Transit Village Strategic Plan | Final Report engaging and pedestrian oriented streetscapes and in key intersection and mid-block locations where open spaces; build strong and supportive relation- informal pedestrian routes already exist in the NGTV ships between streets and adjoining buildings and District. Crosswalks should also be consistent in businesses; and to balance the needs and accessibil- design treatments in terms of patterns, colors, mate- ity of vehicles, bicycles, and pedestrians. Thorough- rials, and signage. fare design standards should be provided for primary streets, secondary streets, alleys, and pedestrian pas- Travel Lanes: Vehicular travel lane widths in the NGTV sages that may be added to the NGTV District over District should be 11 to 12 feet to calm traffic and pro- time. vide more space in the public right-of-way for street trees, and pedestrian and bicycle amenities.

Parking Lanes: On-street parking configurations should be planned where appropriate. Parallel parking should be the standard within the ROW and possibly angled where public/private agreements can be reached for “street side” parking (see below). Parallel parking spaces should be a minimum of 7½ x 18’ to a maximum of 8½ x 22’ (property owner cooperation may be needed).

Access: To enhance the pedestrian environment and maximize the amount of on-street parking, which serves all businesses in the area, common driveways and internal access between adjoining lots should be allowed and highly encouraged. Curb cuts should be narrow (a maximum of 22 feet) and turning radius at corners should be narrow (between 15-25 degrees) to slow vehicles as they make turns.

Sidewalks: Sidewalks should be a minimum of five (5) feet wide on the NGTV District and concrete with raised granite curbing to provide separation between pedestrians and vehicles. They should include tree Private and Publicly Oriented Private Space (POPS) Examples – Pocket Park and Community Garden pits and brick inlays or other accent materials where sufficient width exists. Curb extensions should be installed at intersections where feasible to short the Key street design characteristics for the study area crossing distance for pedestrians, slow down turning include the following: vehicles, and provide opportunities for streetscape enhancements and activation on these wider spaces. Balanced Modes of Transportation: The reconfiguration of Westboro Road, Pine Street, and other streets Bike and Bus Facilities: Bicycle lanes or sharrows in the NGTV District should be redesigned to improve should be installed on Westboro Road and Pine Street walkability and pedestrian comfort, while balancing where appropriate to connect the NGTV District area the need for efficient vehicle access and circulation. and surrounding neighborhoods, Tufts, Centech Park and other nearby destinations. Bus shelters should be Curbing: Minimized curb radii and curb extensions at located at strategic locations along the WRTA route. intersections are effective techniques to calm traffic and provide a safer environment for pedestrians. Street Trees: Public and private street frontages should contain a variety of street trees. Within the Pedestrian Crossings: Crosswalks should be installed right-of-way (public frontage) street trees should be

Dodson & Flinker | Brovitz/Community Planning & Design Page 69 generally located in a tree belt or tree pit within the Stormwater Management: Stormwater best man- sidewalk placed at the back of the curb. Deciduous, agement practices should be employed to achieve salt tolerant trees should be used and canopies should pre-development hydrology through site design, site be pruned so that building signage and ground floor development, building design and landscape design windows are visible from the street and sidewalk. techniques that infiltrate, filter, store, evaporate and Street trees within the right-of-way should be 40 to detain stormwater close to its source. 60 feet on center. Where necessary, spacing should accommodate curb cuts, cross walks, fire hydrants Canopy and Shade Trees: The broad use of street and and other infrastructure elements. Where possible, parking lot canopy trees in the NGTV District is a sim- native species should be planted, and under no cir- ple and attractive solution to improving the pedes- cumstances should any invasive species be planted. trian environment and reducing heating and cooling needs for buildings and sites. Street Lights and Fencing: Pedestrian level, orna- mental street lights should be installed along West- Sustainable Landscaping and Open Space: Natural boro Road and Pine Street in the NGTV District. They landscaping with non-invasive plants native to local should be 9-16 feet in height and aligned with the climate and soil conditions should be installed in open street trees at intervals of not more than 80 feet. spaces. The Town should think of open spaces as part Where necessary to screen parking or service areas, of the stormwater system. For example, an Infiltration attractive and high quality opaque or semi-opaque Park is a form of bio-retention allowing rainwater to fencing should be placed along the street line front- be temporarily captured and stored for a short time, age. cleaning storm water runoff before infiltration. Sur- rounding areas can be graded so that the rainwater Active Street Space: Streetscape standards should be flows towards the parks. adopted for the “Street Space” in the NGTV District, which is the area between the front façade of the pri- Building Applications: Buildings in the NGTV District mary building and the back of the curb. This includes should strive to achieve a zero net energy goal of street space within the public right-of-way, or “public 100% through best practices in design and construc- frontage” as well as the “private frontage” within the tion practices such as governed by the Energy Star adjacent building lot. This space should be dedicated Program the U.S. Green Building Council LEED Rating to improving the pedestrian environment through System. Some sustainable building design techniques various combinations of landscaping, hardscaping include the following: (i.e. seating terraces), street furniture and displays. Street furnishings should not obstruct the clear walk- • Solar orientation and utilization (thermal and solar way, and should be simple, functional, and durable. photovoltaic).

Sustainable Design and Development Performance • Natural cooling (glazing, shading of glazed sur- Standards faces, and operable windows).

Sustainable Design and Low Impact Development (LID) • Daylighting (using natural light as the primary techniques are highly recommended in the NGTV Dis- source of general illumination). trict to achieve low net energy consumption, reduce stormwater runoff and improve water quality, reduce • Heat reflective roofs and pavement. vehicle miles traveled, reduce light pollution, and support healthy growth of street trees. Pervious sur- • Green walls and green blocks. face materials (i.e. turf, groundcover, gravel, soil, or mulch) should be used for common open spaces and • Open and simple floor plans (i.e. square and landscaped areas. Pervious paving materials allowing cubes). oxygen for tree roots and absorb stormwater run-off are also encouraged in parking lots and ball courts. • Increased insulation (i.e. R-26 and triple-glazed windows).

Page 70 North Grafton Transit Village Strategic Plan | Final Report • Groundsource heat exchange (closed system geo- of the lot as possible to maximize front façade thermal energy). exposure to the traveling public. The front facade should be kept parallel to the street. • Energy Star rated appliances. • To reinforce the “street-edge”, align with adjacent • Dual-flush and waterless toilets. buildings which are also close to the street line. Landscaping can also be used to reinforce this line. • Greywater systems. • Link adjacent parking lots or provide shared park- • EcoStar Program (shared recycling streams ing areas which can serve neighboring buildings between businesses). simultaneously and efficiently.

Other Site Development and Design Standards • Provide sidewalks for the full width of the property with a direct link to the primary building entry. • Some additional general standards recommended for the NGTV District include the following: • Loading docks, service areas and trash facilities should be located at the rear of the building and • The primary building entry should be placed at the not be visible from the street. Fences, walls or front of the building (facing the street line) and be landscaping should be used to screen them from clearly identifiable from the street. view.

• Parking should be placed at the side or rear of the • Existing, older trees should be incorporated into lot. Where possible, break the parking areas up new site plan development whenever possible. into groups of no more than 20 spaces per area separated by landscaping areas. • Curb-cuts should be limited to a single driveway in and out of the property. Curb cuts should only • Place as much of the building width at the front be as wide as necessary to accommodate needed lanes. Curb radiuses should be kept to a minimum

Driven by new stormwater standards established by US EPA, cities throughout the country are using creative ways to store and infiltrate rain water close to the source. With careful design, such areas can also serve to enhance the beauty and functionality of parking lots and pedestrian spaces.

Dodson & Flinker | Brovitz/Community Planning & Design Page 71 to minimize interruption in the sidewalk. Any raised curbing used at site access point should allow for sufficient stormwater infiltration.

• Landscaped islands and other green space should be used to break up impervious surfaces and shade parking plots.

• Provide a continuous landscape screen on property boundaries that abut residential zones.

• Using the area in front of the building for outdoor activity, seating and display is highly encouraged.

• Provide supplemental street trees where appropriate to shade the sidewalk or outdoor terraces while providing filtered views of the front façade by traveling motorists.

All design standards should strive to coordinate all the elements of the building envelope, open space, parking, and streetscape standards. This is critical to establishing a traditional pedestrian-oriented development pattern in the new NGTV District.

Page 72 North Grafton Transit Village Strategic Plan | Final Report N. GRAFTON TRANSIT VILLAGE PROPERTY INVENTORY & ANALYSIS 2017 Public Property Owner Land Area Land Area Street Year FY08 Total FY13 Total FY17 Bldg FY17 Land Δ Total Value Building Surrounding Public Public Parcel ID St. No Street Zoning Property Owner FY17 Total Value Land Use Code Wate Uses on Site Address (Acres) (S.F.) Frontage Built Value Value Value Value FY08‐17 Finished SF Zoning Sewer Gas r 110/005.0‐0000‐0001.B 3 CENTENNIAL DRIVE OLI, CDO 3 CENTENNIAL DRIVE LLC BOSTON, MA 4.75 206,910 469.2 2002 $ 1,673,400 $ 2,086,700 $ 3,051,800 $ 527,300 $ 3,579,100 $ 1,905,700 402‐OFFICE‐BLDG 30,336 OLI Yes Yes Yes IDEXX Laboratories Office Building; 623 ft of front on Pine St

110/005.0‐0000‐0001.C 4 CENTENNIAL DRIVE OLI, CDO SSB REALTY LLC BOSTON, MA 5.40 235,224 629.1 $ 905,600 $ 673,100 $ 695,700 $ 695,700 $ (209,900) 440‐IND‐DEV‐LAND I, OLI Yes Yes Yes State Street Bank vacant parcel

110/005.0‐0000‐0001.D 8 CENTENNIAL DRIVE OLI, CDO SSB REALTY LLC BOSTON, MA 1.80 78,408 772.6 $ 301,900 $ 171,800 $ 177,500 $ 177,500 $ (124,400) 440‐IND‐DEV‐LAND OLI Yes Yes Yes State Street Bank vacant parcel along Centennial Dr

110/005.0‐0000‐0001.E 12 CENTENNIAL DRIVE OLI, CDO WORCESTER BUSINESS DEV. CORP WORCESTER, MA 5.80 252,648 315.7 $ 525,100 $ 518,500 $ 535,500 $ 535,500 $ 10,400 440‐IND‐DEV‐LAND I, OLI Yes Yes Yes Vacant Industrial Land off end of Centennial Dr

110/005.0‐0000‐0001.G 13 CENTENNIAL DRIVE OLI, CDO 13 CENTENNIAL REALTY LLC WORCESTER, MA 6.01 261,796 368.2 2003 $ 1,056,700 $ 2,379,000 $ 2,084,900 $ 373,800 $ 2,458,700 $ 1,402,000 340‐GEN‐OFFICE 15,396 OLI Yes Yes Yes Autism Behavioral Services

110/005.0‐0000‐0001.A 15 CENTENNIAL DRIVE OLI, CDO CENTECH ASSOC., LLC AVON, CT 14.48 630,749 264.9 2002 $ 2,557,300 $ 4,896,400 $ 1,257,000 $ 4,074,300 $ 5,331,300 $ 2,774,000 400‐MANUFACTURNG 74,797 I, OLI Yes Yes Yes Verrillon Telecomminications Equipment Manufacturer

110/020.0‐0000‐0022.0 71 Rear EAST STREET R2 GRAFTON TOWN OF SAME 25.39 1,105,988 0.0 $ 199,100 $ 199,100 $ 199,100 $ ‐ 930 ‐ TOWN LAND R2 Town Conservation‐Rec Land near N.G. Elementary School

110/020.0‐0000‐0023.0 81 Rear EAST STREET R2 GRAFTON TOWN OF SAME 10.50 457,380 0.0 $ 82,400 $ 82,400 $ 82,400 $ ‐ 930 ‐ TOWN LAND R2 Town Conservation‐Rec Land near N.G. Elementary School

110/021.0‐0000‐0001.E 33 INSTITUTE ROAD R2 MASS COMMONWEALTH DYS and DOL BOSTON, MA 2.74 119,354 921.0 $ 341,200 $ 348,200 $ 348,200 $ 7,000 922‐DYS‐COR‐NR R2, R4, R8, OLI Yes Yes No Open parcel at corner of Institute Road and East Street

110/021.0‐0000‐0001.D 42 INSTITUTE ROAD OLI, R2, MASS COMMONWEALTH DYS and DOL BOSTON, MA 81.27 3,540,121 1927.9 1930 $ 2,985,500 $ 3,264,000 $ 1,866,900 $ 1,913,400 $ 3,780,300 $ 794,800 922‐DYS‐COR‐NR 41,272 R2, R4, R8, OLI Yes Yes No DEM Environmental Police off Rt 30; Mass DYS and DOL Key R4 Program and Campus; 11 primary buildings; Approx 3,665 linear feet of frontage Institute Road

110/005.0‐0000‐0001.0 4 MILLENNIUM DRIVE OLI, CDO WORCESTER BUSINESS DEV. CORP WORCESTER, MA 19.31 841,144 1370.3 $ 42,100 $ 42,100 $ 16,800 $ 16,800 $ (25,300) 441‐IND‐PDV‐LAND I, OLI Yes Yes Yes Vacant Industrial Land; 427 ft frontage on Centennial Dr

110/005.0‐0000‐0001.H 5 MILLENNIUM DRIVE OLI, CDO WORCESTER BUSINESS DEV. CORP WORCESTER, MA 9.50 413,820 790.1 $ 554,100 $ 547,500 $ 564,500 $ 564,500 $ 10,400 440‐IND‐DEV‐LAND OLI Yes Yes Yes Vacant Industrial Land Behind MBTA parking lot

110/005.0‐0000‐0001.J 8 MILLENNIUM DRIVE OLI, CDO 85 GREEN ST. LIMITED PARTNERSHIP WORCESTER, MA 10.61 462,172 100.0 $ 882,500 $ 556,300 $ 316,500 $ 316,500 $ (566,000) 440‐IND‐DEV‐LAND OLI Yes Yes Yes Vacant Industrial Land

110/005.0‐0000‐0001.I 9 MILLENNIUM DRIVE OLI, CDO MICKELSON J., JDM MILLENNIUM R.T. SAME 7.47 325,393 100.0 2003 $ 983,100 $ 1,994,600 $ 1,769,200 $ 466,900 $ 2,236,100 $ 1,253,000 400‐MANUFACTURNG 24,955 OLI Yes Yes Yes Primary Colors Plastic Fabrication

110/005.0‐0000‐0002.0 1 PINE STREET OLI, CDO MASS COMMONWEALTH MBTA BOSTON, MA 5.25 228,690 185.5 $ 1,291,100 $ 1,362,500 $ 949,600 $ 367,900 $ 1,317,500 $ 26,400 928‐DCAM‐BSOB‐NR ‐ OLI Yes No No N. Grafton MBTA Commuter Rail Station and Parking Lot

110/005.0‐0000‐0004.0 100 PINE STREET R4 MASS COMMONWEALTH DYS and DOL BOSTON, MA 49.29 2,147,072 1885.1 1906 $11,365,600 $13,768,200 $17,739,100 $ 1,815,800 $ 19,554,900 $ 8,189,300 922‐DYS‐COR‐NR 340,328 I, OLI Yes Yes No Job Corps Campus; 19 buidings

110/012.0‐0000‐0013.0 82 WESTBORO ROAD OLI FLOOD DAVID A, TAYLOR SHARON L SAME 0.97 42,253 142.5 1920$ 295,200 $ 259,500 $ 165,400 $ 89,200 $ 254,600 $ (40,600) 101‐SNGL‐FAM‐RES 1,724 R2, OLI Yes Yes Yes Single Family Home

110/012.0‐0000‐0015.B 83 WESTBORO ROAD I N.E. POWER CO, PROP. TAX DEPT WALTHAM, MA 3.00 130,680 0.0 $ 57,100 $ 58,500 $ 58,500 $ (78,800) 423‐ELEC‐EASEMNT R2, I, OLI Yes No Yes New England Power; Power line easement bisects property $ 137,300

110/012.0‐0000‐0016.0 84 WESTBORO ROAD OLI BELL ROY E II, ROY CLAIRE H SAME 1.14 49,658 50.0 1975$ 273,700 $ 246,500 $ 130,300 $ 90,500 $ 220,800 $ (52,900) 101‐SNGL‐FAM‐RES 1,056 R2, OLI Yes Yes No Single Family Home

110/012.0‐0000‐0012.A 86 WESTBORO ROAD OLI POLSELLI MARIO J SAME 0.92 40,075 175.1 1950 $ 325,200 $ 262,500 $ 213,600 $ 102,200 $ 315,800 $ (9,400) 104‐TWO‐FAM‐RES 2,980 R2, OLI Yes Yes Yes Dana Transportation Inc. and Duplex

110/012.0‐0000‐0011.0 93 WESTBORO ROAD OLI MAGNANT SETH GRAFTON, MA 0.15 6,534 131.3 1950$ 217,000 $ 174,300 $ 142,000 $ 76,300 $ 218,300 $ 1,300 101‐SNGL‐FAM‐RES 1,440 I, OLI Yes No No Single Family home on small lot

110/012.0‐0000‐0010.0 95 WESTBORO ROAD OLI SHAUGHNESSY JOSEPH SAME 0.16 6,970 87.5 1950$ 183,500 $ 142,700 $ 81,400 $ 78,000 $ 159,400 $ (24,100) 101‐SNGL‐FAM‐RES 660 I, OLI Yes No No Single Family home on small lot

110/012.0‐0000‐0009.0 97 WESTBORO ROAD OLI LAHAIR NANCY M SAME 0.14 6,098 90.0 1950 $ 141,200 $ 71,300 $ 75,800 $ 147,100 $ (34,800) 101‐SNGL‐FAM‐RES 762 I, OLI Yes No No Single Family home on small lot $ 181,900

110/012.0‐0000‐0022.0 100 WESTBORO ROAD OLI D & F AFONSO BUILDERS INC MILFORD, MA 48.90 2,130,084 513.3 $ 1,851,800 $ 1,153,600 $ ‐ $ 821,000 $ 821,000 $ (1,030,800) 130‐RES‐DEV‐LAND R2, OLI, NB Yes No No Developable land with 48‐lot subdivision pending

110/012.0‐0000‐0015.0 105 WESTBORO ROAD I RUSHWAN BROTHERS INC WORCESTER, MA 96.00 4,181,760 0.0 $ 912,600 $ 877,700 $ ‐ $ (159,900) 440‐IND‐DEV‐LAND R2, I, OLI Yes No No Ruswan Bros Industrial Property $ 752,700 $ 752,700

110/012.0‐0000‐0008.0 107 WESTBORO ROAD OLI PIIRAINEN ANDREW ROY, UT 0.38 16,553 100.0 1935 $ 254,300 $ 205,800 $ 65,600 $ 91,200 $ 156,800 $ (97,500) 101‐SNGL‐FAM‐RES 1,024 I, OLI Yes No No Single Family Home

110/012.0‐0000‐0007.0 109 WESTBORO ROAD OLI SMALL JOHN W SAME 0.78 33,977 189.0 1924$ 283,700 $ 221,900 $ 129,500 $ 100,300 $ 229,800 $ (53,900) 101‐SNGL‐FAM‐RES 1,155 I, OLI Yes No No Single Family Home

110/012.0‐0000‐0005.0 111 WESTBORO ROAD OLI BODIAN ELLIOT SAME 0.43 18,731 85.0 1963$ 281,700 $ 212,000 $ 127,900 $ 92,200 $ 220,100 $ (61,600) 101‐SNGL‐FAM‐RES 1,060 I, OLI Yes No No Single Family Home

110/012.0‐0000‐0006.0 113 WESTBORO ROAD OLI KNAPIK THEODORE, SUZANNE MOULTONBOROUG 1.02 44,431 170.0 1982$ 343,600 $ 293,400 $ 250,200 $ 102,900 $ 353,100 $ 9,500 111‐4‐8‐UNIT‐APT 5,880 I, OLI Yes No No Apartment building

110/012.0‐0000‐0002.0 117 WESTBORO ROAD OLI RUSHWAN BROTHERS INC WORCESTER, MA 0.68 29,621 100.0 $ 166,800 $ 135,500 $ 5,300 $ 5,300 $ (161,500) 130‐RES‐DEV‐LAND I, OLI Yes No No Vacant parcel; possible access to industrial lands

Dodson & Flinker | Brovitz/Community Planning & Design Appendix A - Page 73 Public Property Owner Land Area Land Area Street Year FY08 Total FY13 Total FY17 Bldg FY17 Land Δ Total Value Building Surrounding Public Public Parcel ID St. No Street Zoning Property Owner FY17 Total Value Land Use Code Wate Uses on Site Address (Acres) (S.F.) Frontage Built Value Value Value Value FY08‐17 Finished SF Zoning Sewer Gas r 110/012.0‐0000‐0021.0 120 WESTBORO ROAD OLI MASS COMMONWEALTH DMH / DMR BOSTON, MA 2.00 87,120 300.0 1960$ 440,300 $ 448,100 $ 254,300 $ 223,700 $ 478,000 $ 37,700 914 ‐ STATE/DMR DMR 3,732 OLI Yes No No State DMH Buildings used by DEM

110/012.0‐0000‐0001.0 121 WESTBORO ROAD OLI BLUE WATER DEVELOPMENT LLC SAME 6.32 275,299 1017.3 2000$ 314,900 $ 643,500 $ 473,600 $ 212,900 $ 686,500 $ 371,600 400‐MANUFACTURNG 10,000 I, OLI, NB, R8 Yes No No Sunshine Sign Company

110/012.0‐0000‐0020.0 122 WESTBORO ROAD OLI MASS COMMONWEALTH DMH / DMR BOSTON, MA 2.00 87,120 281.5 1950$ 330,700 $ 505,700 $ 223,600 $ 335,800 $ 559,400 $ 228,700 914 ‐ STATE/DMR DMR 2,816 OLI, NB Yes No No State DMH Buildings used by DYS

110/012.0‐0000‐0017.0 131 WESTBORO ROAD OLI BACHAND W., BACHAND FAMILY TRUST MILLBURY, MA 1.10 47,916 250.7 1987 $ 553,300 $ 537,100 $ 512,000 $ 103,600 $ 615,600 $ 62,300 111‐4‐8‐UNIT‐APT 9,520 I, OLI, NB Yes No No Apartment building

110/013.0‐0000‐0002.0 135 WESTBORO ROAD OLI GRAFTON ISHTAR LLC N. GRAFTON 1.08 47,045 217.0 1920 $ 559,000 $ 523,200 $ 401,200 $ 171,800 $ 573,000 $ 14,000 323‐SH‐CNTR/MALL 13,533 I, OLI, NB, R8 Yes No No Grafton Crossing Plaza: Perro Shotokan Karate; Pecorino ‐ Artisanal Cheeses and Fine Wine; T Station Pizza; Holy Cow Ice Cream; Fore Seasons Mini Golf

110/013.0‐0000‐0010.0 136 WESTBORO ROAD OLI MASS COMMONWEALTH DCAMM BOSTON, MA 1.00 43,560 100.0 1960$ 381,400 $ 284,400 $ 97,200 $ 381,600 $ 200 928‐DCAM‐BSOB‐NR 3,832 R2, OLI, CDO Yes No No State Building used by DEM

110/013.0‐0000‐0003.0 137 WESTBORO ROAD OLI RENZI ANNE OXFORD,MA 0.50 21,780 113.7 1915 $ 285,300 $ 286,100 $ 181,600 $ 94,100 $ 275,700 $ (9,600) 013‐MULTIUSE‐RES 3,668 OLI, NB Yes No No Small mixed use building/SF home and comm office (1,12 SF built 1935) 110/013.0‐0000‐0001.0 139 WESTBORO ROAD OLI WINDOW LOGIC GEN. CONTRACTORS N. GRAFTON 0.56 24,394 139.0 1961 $ 269,400 $ 209,000 $ 138,800 $ 93,700 $ 232,500 $ (36,900) 101‐SNGL‐FAM‐RES 1,197 OLI, NB Yes No No Single Family Home/Window Logic Office

110/013.0‐0000‐0004.0 141 WESTBORO ROAD OLI WINDOW LOGIC GEN. CONTRACTORS N. GRAFTON 0.62 27,007 398.9 $ 89,300 $ 8,700 $ 4,900 $ 4,900 $ (84,400) 131‐RES‐PDV‐LAND OLI, NB Yes No No Window Logic lot ‐ Vacant land

110/021.0‐0000‐0001.A 200 WESTBORO ROAD OLI, CDO TUFTS UNIVERSITY TRUSTEES MEDFORD, MA 371.55 16,184,718 1890 $32,979,000 $42,256,200 $34,663,800 $ 9,720,300 $ 44,384,100 $11,405,100 942 ‐ COLLEGE/UNIV 358,080 OLI, NB, R4 Yes Yes No Tufts Veterinary School Campus; Grafton Science Park; All other fields and facilities 110/004.0‐0000‐0001.0 105 WESTBORO ROAD OLI GRAFTON TOWN OF SAME 0.85 37,026 0.0 $ 6,600 $ 5,500 $ 6,600 $ 6,600 $ ‐ 936 ‐ TOWN VACANT I, OLI Yes No No Town Land between WBDC and Rushwan Rear 110/012.0‐0000‐0015.A 81 Rear WESTBORO ROAD R2 GRAFTON TOWN OF SAME 22.00 958,320 0.0 $ 172,500 $ 306,700 $ ‐ $ 172,500 $ 172,500 $ ‐ 930 ‐ TOWN LAND R2, I, OLI Yes No Yes Town Conservation Property

110/012.0‐0000‐0012.0 88A WESTBORO ROAD OLI EQUIP. CARE CTR OF GRAFTON LLC SAME 13.30 579,348 297.0 1959$ 990,100 $ 1,063,700 $ 812,600 $ 365,600 $ 1,178,200 $ 188,100 330‐TRANSIT‐WHSE 15,760 R2, OLI Yes Yes Yes Dana Trans/Equipment Care of Grafton; Primary Building

110/012.0‐0000‐0012.0 88B WESTBORO ROAD OLI EQUIP. CARE CTR OF GRAFTON LLC SAME 0.0 1959 $ ‐ 302‐IND‐R/E‐MEZZ 1,200 R2, OLI Yes Yes Yes Dana Trans/Equipment Care of Grafton; Secondary Bldg 1

110/012.0‐0000‐0012.0 88C WESTBORO ROAD OLI EQUIP. CARE CTR OF GRAFTON LLC SAME 0.0 1959 $ ‐ 2,464 R2, OLI Yes Yes Yes Dana Trans/Equipment Care of Grafton; Secondary Bldg 2 330‐TRANSIT‐WHSE

110/022.0‐0000‐0021.0 25 WILLARD STREET R4 GRAFTON TOWN OF SAME 17.45 760,122 0.0 $ 243,200 $ ‐ 936 ‐ TOWN VACANT OLI, R4 No No No Axtell Forest on Tufts Campus

TOTAL 44 854.57 15,048 $68,826,800 $83,681,100 $68,041,600 $ 26,614,400 $ 94,656,000 $25,829,200 970,627 AVERAGE 19.42 846,024 1956 $ 1,600,623 $ 2,092,028 $ 2,268,053 $ 618,940 $ 2,201,302 $ 561,504 33,470

Appendix A - Page 74 North Grafton Transit Village Strategic Plan | Final Report GRAFTON VISUAL PREFERENCE SURVEY SITE AMENITIES AND ACCESSORY USES No. Image Green Yellow Red Score

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2 3014

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10 2214

11 4008

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