The Commonwealth of Massachusetts Executive Office of Energy and Environmental Affairs 100 Cambridge Street, Suite 900 Boston, MA 02114 Charles D. Baker GOVERNOR Karyn E. Polito LIEUTENANT GOVERNOR Tel: (617) 626-1000 Kathleen A. Theoharides Fax: (617) 626-1181 SECRETARY http://www.mass.gov/eea August 21, 2020 CERTIFICATE OF THE SECRETARY OF ENERGY AND ENVIRONMENTAL AFFAIRS ON THE NOTICE OF PROJECT CHANGE PROJECT NAME : The Reserve PROJECT MUNICIPALITY : Auburn and Oxford PROJECT WATERSHED : French and Blackstone EEA NUMBER : 15912 PROJECT PROPONENT : Eastland Partners DATE NOTICED IN MONITOR : July 8, 2020 Pursuant to the Massachusetts Environmental Policy Act (G. L. c. 30, ss. 61-62I) and Sections 11.03, 11.06 and 11.11 of the MEPA regulations (301 CMR 11.00), I have reviewed the Expanded Notice of Project Change (NPC) and hereby determine that this project continues to require the preparation of a mandatory Environmental Impact Report (EIR). The Proponent submitted an NPC with a request that I grant a Phase I Waiver pursuant to Section 11.11 of the MEPA regulations. In a separate Draft Record of Decision (DROD), also issued today, I propose to grant a Phase I Waiver that will allow site work and pad-ready development of an approximately 25.9-acre commercially zoned portion of the project site (Ashworth Commons), as described in the Expanded NPC, to proceed to permitting prior to completion of the EIR for the remainder of the project, including the end use development of Ashworth Commons. I have received comments from municipal officials, legislators, and state and regional agencies. Comments from State Senators and State Representatives, the Town of Oxford – Department of Public Works, and the Worcester Regional Chamber of Commerce support the project and highlight the economic development opportunities and job creation benefits it will EEA# 15912 NPC Certificate August 21, 2020 provide. Comments from state agencies continue to identify information necessary to evaluate the impacts of the full build project. It is my firm expectation that the Proponent will promptly undergo full EIR review for the remainder of this extensive development project in accordance with the Scope provided herein. I note the MEPA Office provided extensive pre-filing guidance prior to submittal of this Expanded NPC in order to support timely preparation of a document that meets standard filing requirements. While I propose to grant the Phase 1 waiver requested in the Expanded NPC, I note that this filing did not incorporate much of the guidance provided by this office relative to the full build components of the project. I expect the Proponent will consult extensively with State Agencies and municipalities prior to submitting the DEIR. Additionally, I expect that the Proponent will submit a comprehensive DEIR that provides a detailed description and information regarding the project, including identification and analysis of the cumulative impacts of the full build project, and mitigation measures. I remind the Proponent that I reserve the right to find the DEIR inadequate and require the Proponent to file a supplemental DEIR in accordance with 301 CMR 11.08(8)(b)(3). Project Description As described in the Expanded NPC, the project consists of the construction of an approximately 1,091,122 square foot (sf) development consisting of 652 residential units and approximately 160,000 sf of commercial uses on approximately 177 acres of land located within Oxford and 70.5 acres of land in Auburn (247.6 acres total). Specifically, the project will consist of the following components which will be constructed over a 12 to 15-year period: Ashford Commons (previously Oxford Commercial): Approximately 160,000 of commercial uses with frontage along Route 20 in Oxford (subject parcel of the Phase 1 Waiver request). The commercial uses will consist of 100,000 sf of office space, 49,800 sf of retail uses, 5,000 sf fast food restaurant use, and a 5,000 sf convenience store/gas station with six pumps located on approximately 25.9 acres of the site. This development will include 512 parking spaces. Ashworth Hills (previously Oxford Residential): 320 two-bedroom condominium units on approximately 151.6 acres of the project site in Oxford. This residential development will include 160 duplex buildings, a community building and 640 parking spaces. The Reserve (previously known as Auburn Apartments): 324 units of affordable rental housing apartments in twelve three-story buildings and 561 parking spaces located on 60.8 acres of the project site in Auburn. The residential development will also include a community building and five garage buildings, a dog park, playground and open space. This residential development is proposed pursuant to M.G.L. Chapter 40B, Massachusetts’ affordable housing statute. Auburn Residential: Eight-unit condominium development on approximately 9.27 acres in Auburn. This residential development will include 32 parking spaces. This portion of the project received local approval in 2017 and construction is underway. 2 EEA# 15912 NPC Certificate August 21, 2020 The project also includes construction of access ways, installation of stormwater management systems and transportation improvements. Access to the Ashworth Commons is proposed via a new full access, signalized driveway that will intersect with the north side of Route 20 approximately 1,500 feet east of Thayer Pond Road and a right-in/out driveway off Route 20 located approximately 1,000 feet east of the signalized site driveway. Access to the Ashworth Hills residential development in Oxford will be provided via a proposed signalized driveway off Route 20, shared with the commercial development, and via Ashworth Drive, an existing, local roadway located off Rochdale Street/Comminsville Road, north of the site. A connection is also proposed between the existing Thayer Pond residential development and the new signalized driveway, accommodating vehicles exiting the Thayer Pond residential development (a portion of the connecting roadway will be restricted to one-way to prohibit project vehicles from exiting by way of Thayer Pond Road). Access to the Auburn Condominiums and The Reserve will be provided by the existing Blaker Street and Albert Street Extension, with access to Route 20 by the existing traffic signal at Albert Street. As noted above, the Expanded NPC included a Phase I Waiver request. Phase I of the project is proposed to achieve pad-ready site conditions for Ashworth Commons. Phase I would involve clearing, extensive grading and excavation (including blasting), installation of stormwater management infrastructure and construction of a temporary gravel access road on a 25.9 acre portion of the project site. No buildings or utility or road infrastructure would be constructed as part of Phase I. The Proponent anticipates it will take 2-3 years to complete the earth removal, clearing and grading for this part of the Project. Project History Portions of the proposed project site were the subject of previous MEPA review (The Reserve at Ashworth Hill, EEA# 13128) which concluded in January 2005 with the issuance of a Certificate on the Final EIR. The previous project included construction of 320 two-bedroom townhouses within 78 buildings in the Town of Oxford and 33 four-bedroom homes in the Town of Auburn. The previous project was permitted but was never constructed. However, portions of the project area (approximately 18 acres) were cleared as a result. Due to economic conditions, the project was abandoned. This area has since been incorporated into the footprint of the currently proposed project. An ENF was submitted by the Proponent in September 2018 for the development of 160 residential duplex buildings (320 total units) and a commercial development with a total gross floor area of 113,000 square feet (sf). The commercial development included eight buildings, including four office/warehouse buildings with a total floor area of 70,000 sf; a 30,000-sf warehouse; a 5,000-sf retail building; a 4,000-sf restaurant, and a gas station with a 4,000-sf convenience store. It included construction of 1,152 parking spaces, associated access roads and driveways, stormwater management system, landscaping, and utilities. At the MEPA site visit, the Proponent disclosed that they owned adjacent acreage in the Town of Auburn and are constructing a five-lot subdivision on a portion of it which would entail the construction of an 8- unit condominium complex now known as Auburn Residential. Local permitting and approvals for the project were complete at the time of the ENF filing. A Certificate on the ENF was issued on October 12, 2018 which included a Scope for a DEIR and FEIR. The Scope directed the Proponent to submit an analysis on all proposed projects in Oxford and Auburn. 3 EEA# 15912 NPC Certificate August 21, 2020 Project Change The Expanded NPC was submitted to disclose the proposed Reserve residential development in Auburn and to request a Phase I Waiver for the pad-ready site development of Ashoworth Commons. The Expanded NPC included an analysis of impacts for Phase I to support the waiver request. Since the Certificate on the ENF was issued, the Proponent has proposed The Reserve residential development and the uses proposed for Ashworth Commons have changed, resulting in a significant increase in anticipated traffic generation. The original ENF did not identify the large multifamily development in Auburn and it had originally indicated that Ashworth Commons would include eight buildings, consisting of four office/warehouse buildings with a total floor area of 70,000 sf; a 30,000-sf warehouse; a 5,000-sf retail building; a 4,000-sf restaurant, and a gas station with a 4,000-sf convenience store. As currently proposed in the Expanded NPC, the project would include approximately 160,000 sf of commercial uses (47,000 sf increase), and it eliminate warehouse uses while increasing office and retail uses.