ROOUTEUTE 114040 COORRIDORRRIDOR PLLANAN SShrewsburyhrewsbury SStreettreet BBoylston,oylston, MMassachusettsassachusetts Prepared for: Town of Boylston, Massachusetts Blatman, Bobrowski, and Mead, LLC Prepared by: Community Opportunities Group, Inc. Boston, Massachusetts March 2010 Table of Contents EXECUTIVE SUMMARY ..................................................................................................................................................1 Key Findings .......................................................................................................................................................................1 Key Recommendations......................................................................................................................................................1 INTRODUCTION ..............................................................................................................................................................3 Population and Household Characteristics ....................................................................................................................4 Industries and Employment .............................................................................................................................................7 Economic Development Capacity & Resources.............................................................................................................9 CORRIDOR PLANNING AREA .....................................................................................................................................11 Physical Features and Environmental Constraints ......................................................................................................11 Land Use Patt ern ...............................................................................................................................................................13 Zoning ................................................................................................................................................................................16 Water and Wastewater .....................................................................................................................................................19 Demographics and Employment Patt erns .....................................................................................................................21 Map 3.1: Study Area............................................................................................................................................................25 Map 3.2: Surfi cial Geology ..................................................................................................................................................27 Map 3.3: Water Resources ...................................................................................................................................................29 Map 3.4: Existing Zoning ...................................................................................................................................................31 REGIONAL ECONOMY ..................................................................................................................................................33 Employment Base .............................................................................................................................................................33 Industrial Market ..............................................................................................................................................................35 Offi ce Market .....................................................................................................................................................................39 Retail Market......................................................................................................................................................................41 VISION PLAN ...................................................................................................................................................................45 Comprehensive Plan 2000 ................................................................................................................................................45 Public Participation ..........................................................................................................................................................45 Environmental Constraints ..............................................................................................................................................50 Route 140 Vision Plan .......................................................................................................................................................54 Map 5.1: Stakeholder Priority Areas ...................................................................................................................................57 Map 5.2: Composite Map .....................................................................................................................................................59 Map 5.3: Development Concept Areas ................................................................................................................................61 ZONING ANALYSIS AND RECOMMENDATIONS ..................................................................................................63 Existing Regulations .........................................................................................................................................................63 Zoning Issues & Recommendations ...............................................................................................................................68 DEVELOPMENT OPPORTUNITIES .............................................................................................................................75 New Development Potential ...........................................................................................................................................75 Development Potential: Existing Regulations ..............................................................................................................75 Development Potential: Proposed Regulations ............................................................................................................77 Economic and Municipal Impacts ..................................................................................................................................78 Map 7.1: Priority Development Parcels ..............................................................................................................................81 IMPLEMENTATION ........................................................................................................................................................83 Zoning ................................................................................................................................................................................83 Infrastructure & Public Services .....................................................................................................................................84 Local Capacity ..................................................................................................................................................................84 APPENDIX .........................................................................................................................................................................87 Appendix A: Stakeholder Interviews ............................................................................................................................87 Appendix B: Proposed Table of Use Regulations .........................................................................................................89 Appendix C: Route 140 Corridor Development Guidelines .......................................................................................97 Executive Summary The Town of Boylston has commissioned a corridor much smaller percentages in fi nance, health plan for the portion of Route 140 known as Shrews- care, and food services. bury Street. The att ractiveness of Route 140 for new business development will be infl uenced by a host ♦ Boylston companies employ fewer people per of factors: population demographics, the corridor business (on average) than companies in the planning area’s physical, infrastructure, and eco- same industrial class elsewhere in Worcester nomic characteristics and land use regulations, mar- County. The ratio of jobs to the local labor force ket demand, and competing opportunities in the re- in Boylston is only 0.71, i.e., 0.71 jobs for every gion. Many communities share Boylston’s desire for one resident in the labor force. more jobs and a stronger tax base. ♦ Most of Boylston’s neighbors have in-house or Key Findings consulting planners and economic development staff : Shrewsbury, Westborough, Northborough, Berlin, Bolton, Clinton, Lancaster, and Holden. ♦ The corridor planning area includes 354± acres of Boylston does not provide comparable assis- vacant land: twenty-fi ve acres of readily devel- tance to its town boards. opable land, 158 acres with some development potential, another twenty-fi ve acres assessed as ♦ The most signifi cant development constraints