Vicksburg Square Redevelopment Town of Ayer Public Hearing March 1, 2012

RESPONSE TO COMMUNITY CONCERNS 1. Disposition 2. Increased Cost of Services 3. Density 4. Concerns about “Low Income Housing” 5. Impact on existing rental market 2

1. DISPOSITION Mass Development is statutorily responsible for operating Devens There is nothing in Chapter 498 that sets a default for land to revert back to towns in 2033 Chapter 498 requires that only a study involving Mass Development and towns needs to happen by 2033 Study would involve analysis of the costs and benefits of entirety of commercial and residential property, not Vicksburg Square on its own 3

2. INCREASED COST OF SERVICES Services for Seniors Senior housing specifically desired by Ayer community, specifically sited in Ayer Council on Aging (COA) budget set by town annually Budget provides for salaries, operational costs Costs for transportation/meals at no cost to town of Ayer Montachusett Regional Transit Authority – transportation Federal government - meals Survey of 55+ communities show negligible increase in EMT services Short term and long term-Vicksburg Square impact is negligible 4

2. INCREASED COST OF SERVICES Water and Sewer-NO IMPACT Existing infrastructure is adequate Property will pay for water and sewer services Public Works-Vicksburg NO IMPACT Snowplowing, maintenance Streets will be privately owned and property will pay for use of these services Postal Services-NO IMPACT Electrical and gas usage-NO IMPACT Property will pay for these services 5

2. INCREASED COST OF SERVICES Veterans Services Some Veterans services agencies were initially concerned about development but when found out that this was not Section 8 housing they became supportive Potential Incremental increase in services Mass Development asked by Harvard to explore potential remuneration to towns Police Department At Disposition, if Ayer chooses to take back land, police department will need to increase regardless of status of Vicksburg Square per 2008 memo from Chief Fire Department Existing buildings are vacant, vulnerable to vandalism and fire, considerable liability Rehabilitated buildings will include state of the art life safety systems, sprinklers, monitored by on-site property management At Disposition, if Ayer chooses to take back land, fire department will need to increase regardless of status of Vicksburg Square per 2008 memo from Chief 6

2. INCREASED COST OF SERVICES Schools Area schools are under capacity Currently Mass Development pays a premium to educate Devens children Contract is highly valued and bid upon by multiple towns If Ayer decides to take back its share of Devens, property taxes associated with commercial income will well exceed any cost of students at Vicksburg Additionally, Ayer will for State Aid under Chapter 70 Aid, narrowing gap Per the request of community member in Harvard, the current zoning now incorporates potential for status under MGL Chapter 40R which would provide for additional state revenue between taxes and educational costs 7

3. DENSITY Vicksburg Square existed and housed over 1500 people Devens 4,400 acres, including over 2,100 acres of open space 2,700 jobs (as many as 750 have incomes that fall into affordable requirements at Vicksburg) Over 80 businesses 2 hotels Community College Highly regarded charter school World class manufacturing facility of Bristol Meyers Squibb 8

DWELLING UNITS PER SQUARE MILE 3. DENSITY TOWN DWELLING UNITS PER SQUARE MILE Cambridge 7,261 Ayer 382 Harvard 75 Devens currently 17 Devens with Vicksburg Square 53 9

Majority of affordable apartments at Income Levels 4. CONCERNS ABOUT LOW INCOME HOUSING 80% of VICKSBURG SQUARE APARTMENTS ARE WORKFORCE Majority of affordable apartments at Income Levels Single Person: $35,177 - $40,500 Couple: $35,177 - $46,260 Family of Three: $41,417- $52,020 Family of Four: $41,417 - $57,780 90% of AFFORDABLE RENTS MARKET RATE RENTS 1BR $1,026 1 BR $1100 2BR $1,208 2 BR $1300 3BR $1,350 3 BR $1700 Town of Ayer Teachers, artists, non profit workers, DPW workers Town of Shirley Teachers, police officers, DPW workers MARKET RATE Income Range $44,000 + 80% of APARTMENTS ARE WORKFORCE Income Range $16,594 - $57,780 (established by HUD) Single Person: $16,594 - $40,500 Couple: $16,594 - $46,260 Family of Three: $19,166- $52,020 Family of Four: $20,503 - $57,780 Rents 1BR range from $484-$1,026 2BR range from $559-$1,208 3BR range from $598-$1350 10

Source: Massachusetts Municipal Directory, Ayer Town Hall 4. CONCERNS ABOUT LOW INCOME HOUSING MEDIAN FAMILY INCOME IN AYER 2010-2011: $61,968 Half of Ayer families are above this number, half of Ayer families are below this number. OVER 1000 HOUSEHOLDS IN AYER (more than1/3 of Ayer households) EARN LESS THAN 60% OF AREA MEDIAN INCOME Source: United States Census Data MEDIAN FAMILY INCOME IN HARVARD 2010-2011: $119,352 Source: Massachusetts Municipal Directory, Ayer Town Hall 162 HOUSEHOLDS IN HARVARD EARN LESS THAN 60% OF AREA MEDIAN INCOME Town of Ayer Teachers, artists, non profit workers, DPW workers Town of Shirley Teachers, police officers, DPW workers MARKET RATE Income Range $44,000 + 80% of APARTMENTS ARE WORKFORCE Income Range $16,594 - $57,780 (established by HUD) Single Person: $16,594 - $40,500 Couple: $16,594 - $46,260 Family of Three: $19,166- $52,020 Family of Four: $20,503 - $57,780 Rents 1BR range from $484-$1,026 2BR range from $559-$1,208 3BR range from $598-$1350 11

5. EXISTING RENTAL MARKET At Vision Sessions we heard development shouldn’t compete with for sale market Affordable units have stringent qualification guidelines Typically, one in four applicants qualifies for apartments Development is phased over time Assessed value: Difference in a primarily affordable vs. primarily market rate development is 25% because market rents and affordable rents are so similar 12

View of Knox Hall and Quadrangle VICKSBURG SQUARE View of Knox Hall and Quadrangle 13

Vicksburg Square Redevelopment Town of Ayer Public Hearing March 1, 2012