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

2. 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

3. 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

4. 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

5. 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

6. 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

7. 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

8. 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

9. 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

10. 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, BR $1100
2BR $1, BR $1300
3BR $1, 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

11. Source: Massachusetts Municipal Directory, Ayer Town Hall
4. CONCERNS ABOUT LOW INCOME HOUSING
MEDIAN FAMILY INCOME IN AYER : $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 : $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

12. 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

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

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