The Economic Development Analysis Team (EDAT) formed by a vote of Town Meeting last year, was charged with examining opportunities for commercial development on Ayer Road. The team organized its work into three phases and has recently concluded the first phase of its investigation, the opportunity and needs analysis.
Through a very detailed review of all the commercial properties and a focused set of landowner interviews, EDAT has concluded that, beyond the approved projects behind Dunkin’ Donuts, there are presently but four sets of parcels that offer high potential for commercial development or redevelopment in the reasonable future. These parcel sets are: The 40.94-acre area on the northwest corner of Old Mill Road and Ayer Road (current site of Sorrento’s Pizzeria and Rollstone Bank); the 13.69-acre area across from Old Mill Road (former site of Toreku Tractor); the 10.03-acre area on the southwest corner of Old Mill Road and Ayer Road (currently vacant wooded land); and the 15.93-acre area across Ayer Road from Dunkin’ Donuts.
To add to the information collected at the 2009 Town Meeting, EDAT resurveyed the residents of north Harvard to collect their feedback on commercial development alternatives. The information collected reinforced the data from the Town Meeting participants, with a majority of respondents favoring some development based around specific retail uses, such as a grocery store, pharmacy, restaurants, small shops and office buildings.
With respect to the existing infrastructure, EDAT reviewed the detailed traffic and road safety analysis conducted by CDM consultants in May 2008, as well as inputs from the survey and discussions with local residents. There are some clear problems that need to be addressed relative to traffic speed, traffic flow and entry from side roads, and pedestrian safety. EDAT also looked at the limiting factors of water and septic capacity on the high-potential commercial properties, and explored alternatives for creating shared services for these properties.
Vision for commercial development
EDAT is now entering the second phase of its investigation—vision definition and analysis. Based on resident feedback, the input from owners of commercial property, and the current restrictive economic climate, EDAT is recommending a very focused initiative as a first step in further commercial development of Ayer Road. The vision is a limited commercial expansion that offers the highest benefit to the town in desired services and tax benefits, while starting to address the infrastructure deficiencies for the future.
One element of the vision is the development of a small shopping plaza that would provide a grocery store, pharmacy, and other small shops. It should incorporate town-appropriate building aesthetics, hidden parking, adequate green space, and visual buffering to abutters. EDAT is also exploring the costs and benefits of an assistive living facility (elderly housing with 24-hour medical and personal care) that would offer the town a housing alternative it is missing for senior members of Harvard’s existing families. The third commercial element being explored is a small office park. For all three elements of the vision, EDAT is investigating the appropriate aesthetics, the infrastructure requirements, and the tax revenue opportunity. In addition, EDAT will identify relevant zoning and regulation opportunities/issues for the Planning Board to consider.
Additionally, the vision will begin to address the basic infrastructure requirements for current and future needs. We will continue our analysis of traffic flow and safety on Ayer Road, and offer specific recommendations to improve both. Things under consideration include requiring all new commercial development to build pedestrian/bike paths along their frontage; and the possible establishment of a small, isolated sewer district, using a low-pressure sewer to connect the three high-potential parcels near Old Mill Road to the Devens sewer system. Because all three of these property owners may require extensive and expensive individual septic systems, this plan looks to coordinate their efforts by splitting the costs of this isolated low-pressure system between the three owners and the town.
EDAT invites residents to e-mail comments to catalina@massmed.org. The committee plans to host an interactive meeting with all interested citizens in the March timeframe and will be sending out a meeting notice soon.
A report on EDAT’s progress and work approach will be posted on the town website, www.harvard.ma.us.
Bill Johnson is chairman of the Economic Development Analysis Team
