255 princeton street, chelmsford, ma

ALEXAN CHELMSFORD394-UNIT HOUSING DEVELOPMENT

SELECT & PLANNING BOARD PRESENTATIONJUNE 30, 2021

255 PRINCETON STREET, CHELMSFORD, MA

CONFIDENTIAL

I. Development Team

II. Development Site Plan

III.Consultant Reports Summaries

•Traffic Analysis

•Fiscal Impact Study

IV.Zoning Procedure / Timeline

V. Questions

ALEXAN CHELMSFORDTABLE OF CONTENTS

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CONFIDENTIAL

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DEVELOPMENT TEAM

CONFIDENTIALALEXAN CHELMSFORD

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DEVELOPMENT TEAM

TCR CHOICE/SCG

Architect: The Architectural Team (TAT) ICON Architecture

Civil: Allen & Major CHA

General Contractor: Trammell Crow Residential Dellbrook Construction LLC

Legal: Farrell & Robbins, P.C. &Nutter McClennen & Fish LLP

KJP Partners LLP

Traffic: MDM Transportation Consultants, Inc.

Fiscal and Schoolchildren:

Fougere Planning & Development

CONFIDENTIAL

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DEVELOPMENT SITE PLAN


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DEVELOPMENT PARCEL


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EXISTING SITE

EXISTING BUILDINGS HAVE

BEEN DEMOLISHED


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DEVELOPMENT SITE PLAN - ORIGINAL

4-STORY ELEVATOR282 UNITS

3-STORY WALK-UP48 UNITS

TOWNHOMES10 UNITS

3-STORY ELEVATOR

+/- 54 UNITS


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DEVELOPMENT SITE PLAN - REVISED

4-STORY ELEVATOR282 UNITS

3-STORY WALK-UP48 UNITS

TOWNHOMES10 UNITS

3-STORY ELEVATOR

+/- 54 UNITS


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UNIT MIX

4-STORY ELEVATOR BUILDING

TOWNHOME3-STORY WALK-UP BUILDING

OVERALL

Unit Type % Count SizeStudio 7% 20 5501-bed 52% 146 7752-bed 36% 101 1,1503-bed 5% 15 1,350Total 100% 282 924

• Two (2), 4-story buildingswith elevator service

• Variety of unit layout andsizes with high-end finishes

• Private balconies & direct-access entries in select units

• Integrated clubhouse withpool, gym, entertainmentand workspace

• Two (2), 3-story walk-upbuildings

• 24 units in each building

• Simplified design with(2) x 1-bedroom and (3)x 2-bedroom layouts

• 1,850SF DuplexTownhome

• First floor layoutincludes living room,kitchen, ½ bathroom, 1-car garage and back yard

• Second floor layoutincludes (3) bedroomsand (2) bathrooms

• 394-unit developmentwith variety of products

• ~9,000SF of integratedclubhouse with resort-style pool and marketleading amenities servingTCR’s development

• Amenitized campus withon-site care servingCHOICE/SCG’Sdevelopment

Unit Type % Count SizeStudio 5% 20 5501-bed 54% 218 7522-bed 32% 131 1,1473-bed 9% 25 1,550Total 100% 394 923

Unit Type % Count SizeStudio 0% 0 n/a1-bed 100% 54 6672-bed 0% 0 n/a3-bed 0% 0 n/aTotal 100% 54 667

Unit Type % Count SizeStudio 0% 0 n/a1-bed 0% 0 n/a2-bed 0% 0 n/a3-bed 100% 10 1,850Total 100% 10 1,850

Unit Type % Count SizeStudio 0% 0 n/a1-bed 38% 18 8162-bed 63% 30 1,1373-bed 0% 0 n/aTotal 100% 48 1,017

3-STORY ELEVATOR BUILDING

• Two (2), 3-storybuildings with elevatorservice

• +/- 27 units in eachbuilding

• Age-restricted (62+), 1-bedroom affordable units

CONFIDENTIAL

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CONSULTANT REPORTS

SUMMARIES


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TRAFFIC CONSULTANT REPORT SUMMARY

Site/Study Locations


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Existing Alternative Transportation Facilities


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Trip Generation Summary (394 Units):

Source: ITE Trip Generation, 10th Edition; 2017. 1Based on ITE LUC 221 Multifamily Housing (Mid-Rise) applied to 330 Units. 2Based on ITE LUC 252 Senior Adult Housing - Attached applied to 54 Units. 3Based on ITE LUC 220 Multifamily Housing (Low-Rise) applied to 10 Units.

Site Trips

Period/Direction Apartments1 Age Restricted

Housing2 Townhomes3

Total

Weekday Morning Peak Hour Entering 31 4 1 36

Exiting 88 7 4 99 Total 119 11 5 135

Weekday Evening Peak Hour

Entering 88 8 4 100 Exiting 57 6 2 65

Total 145 14 6 165

Weekday Daily 1,796 200 74 2,070


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Design Year Condition – Weekday Morning Peak:


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Design Year Condition – Weekday Evening Peak:


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Capacity Analysis – AM Peak Hour:

11Volume-to-capacity ratio2 Average control delay per vehicle (in seconds)3 Level of service4 n/a = not applicable

2021 Baseline Condition 2021 Design Year

Peak Hour Approach v/c1 Delay2 LOS3 v/c Delay LOS Weekday Morning Peak Hour

Princeton Street at

North Road (Route 4)

Westbound

Northbound Southbound

Total

0.74 0.68 0.36 0.74

24 15 6 13

C B A B

0.90 0.68 0.37 0.90

38 15 6 17

D B A B

Princeton Street at Brouilette Street/

Site Driveway

Eastbound Westbound


0.01 0.00 0.00 0.08

<5 <5 <5 12

A A A B

0.01 0.01 0.20 0.10

<5 <5 13 13

A A B B

Princeton Boulevard at Wood Street

Eastbound Westbound


Total

0.58 0.60 0.55 0.91 0.91

30 39 21 41 33

C D C D C

0.65 0.63 0.56 0.93 0.93

31 41 23 45 35

C D C D C

CONFIDENTIAL

Weekday Evening Peak Hour

Princeton Street at North Road (Route 4)

Westbound


Total

0.62 0.83 0.66 0.83

18 19 10 16

B B A B

0.69 0.83 0.68 0.83

21 19 11 17

C B B B

Princeton Street at Brouilette Street/

Site Driveway

Eastbound Westbound


0.02 0.00 0.00 0.17

<5 <5 <5 17

A A A C

0.02 0.05 0.26 0.23

<5 <5 22 22

A A C C

Princeton Boulevard at Wood Street

Eastbound Westbound


Total

0.57 0.73 0.78 0.86 0.86

29 43 38 41 38

C D D D D

0.62 0.74 0.78 0.87 0.87

30 43 44 42 41

C D D D D

2021 Baseline Condition 2021 Design Year

Peak Hour Approach v/c1 Delay2 LOS3 v/c Delay LOS

ALEXAN CHELMSFORD

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Capacity Analysis – PM Peak Hour:

11Volume-to-capacity ratio2 Average control delay per vehicle (in seconds)3 Level of service4 n/a = not applicable


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Project Summary:• Ample Roadway Capacity:

› Alternative transportation options (17% for residents within Census tract 3173.02).› Limited roadway impact› No change in Level of Service (LOS).

• Pedestrian & Bicycle Accommodations:› Sidewalks that connect the building entrances to the parking areas› Connections to existing sidewalk system and transit options› High visibility crossing along the Site frontage with RRFB.› Bike racks for residents and visitors.

• Driveway Design:› Design will satisfy applicable safety criteria.› Adequate design to satisfy emergency access and delivery vehicles› Alignment proximate to Brouilette Street› Adequate sight lines (SSD, ISD)› Maintenance of sight line triangles


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FISCAL IMPACT CONSULTANT REPORT SUMMARY

Property Taxes:• Current Site Assessment: $2,469,100

• Current Annual Real Estate Taxes: $38,862

• Based on area market conditions, the TCR development will generate an estimated $1,086,098 inproperty taxes as outlined in the table below:

Table One

Estimated Property Taxes

Property Taxes # Units Value/Unit Total Value 4-Story Elevator 282 $210,000 $59,220,000 3-story Walkup 48 $140,000 $6,720,000 Townhomes 10 $230,000 $2,300,000

Total Value 340 $68,240,000 Town Tax Rate $15.74 Est. Revenue $1,074,098 CHOICE PILOT $12,000 Total Property Taxes $1,086,098


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CPA Surcharge:• Based on the local 1.5% CPA Surcharge assessment, the TCR development will generate an estimated

$16,111 annually as outlined in the table below:Table Two

CPA Revenue

Property Taxes CPA Surcharge

CPA Surcharge 1.5% - $1,074,098 $16,111

Excise Taxes:• The TCR development will generate approximately $175,675 in Excise Taxes as outlined in the table

below:Table Three

Estimated Excise Tax Revenue Apartment Complex Vehicles Values Total Value

Four Story 427 $14,000 $5,978,000 Three Story Walkup 81 $9,000 $729,000 Duplexes 20 $14,000 $280,000 CHOICE 40 $5,000 $200,000 Total Value $7,187,000 Estimated Excise Taxes $179,675


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Total Revenues:• At project buildout, total annual revenues are estimated to total $1,281,884 as outlined in the table

below:

Table Four Total Estimated Revenues

Estimated Property Taxes $1,086,098 Estimated CPA Revenues $16,111 Estimated Excise Taxes $179,675 Total $1,281,884

CONFIDENTIAL

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ZONING PROCEDURE /

TIMELINE


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ZONING PROCEDURE / TIMELINE

• Draft Proposed Bylaw by TCR and Planning Staff by: July 15, 2021

• Department Heads Meeting: Week of July 22, 2021

• Draft comments from Board members by: July 22, 2021

• Draft Bylaw revised and back to Joint Board meeting: July 30, 2021

• Submit to Selectmen for Town Meeting Warrant: By August 2, 2021 Deadline

• Meetings with Planning/Select Boards leading to Town Meeting: Up to October 18, 2021

• Town Meeting: October 18, 2021

CONFIDENTIAL

QUESTIONS?

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255 princeton street, chelmsford, ma

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