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HomeMy WebLinkAbout2003 Draft Master Plan COHASSET MASTER PLAN AND EO 418 COMMUNITY DEVELOPMENT PLAN TOWN OF COHASSET, MASSACHUSETTS Growth & Development Committee November 2003 Funding for this plan was provided by the Town of Cohasset and by the Commonwealth of Massachusetts through the EO 418 Community Development Plan Program: Executive Office of Environmental Affairs and Department of Housing and Community Development Town of Cohasset Growth & Development Task Force Rick Swanborg, Chairman Clark Brewer, Vice-Chairman Mark Haddad, MAPC Representative and Town Manager Liz Harrington, Town Planner Tom Callahan, Board of Selectmen Ronnie McMorris, Board of Selectmen Bill Good, Planning Board Peter Pratt, Planning Board Jane Goedecke, Zoning Board of Appeals Debbie Cook, Conservation Commission and Open Space Committee Mike Westcott, Citizen at Large Many thanks to members of the Board of Selectmen, Board of Health, Conservation Commission, Open Space Committee, Planning Board, Zoning Board of Appeals, Historic Commission, Village Revitalization Committee, Harbor Committee, School Committee, Town Manager, department heads, town staff, and all the citizens of Cohasset who participated in creating this Master Plan. Consultants Community Design Partnership, Boston, MA Larissa Brown Jon Seward Bennett Associates, Norwell, MA Richard Kobayashi Wally Tonaszuck TPMC, Scituate, MA Jeff Donze Mapworks, Norwell, MA Herb Heidt TABLE OF CONTENTS The Cohasset Vision for the Future i Executive Summary ii I. Introduction: the Master Plan Process 1 A. Process B. The Structure of the Plan II. Vision and Goals 5 A. The Cohasset Vision Statement B. Assets and Liabilities C. Goals D. How Did We Get Here? – Summary of Survey Results III. Land Use I 13 A. Community Characteristics and Trends B. Future Scenarios Map 1 – Existing Conditions: Land Use and Infrastructure Map 2 - Zoning IV. The Waterfront 35 A. Current Conditions B. Recommendations V. Natural and Cultural Resources 39 A. Current Conditions B. Recommendations Map 3 – Existing Conditions: Environmental Conditions Map 4 – Land Use Suitability VI. Open Space and Recreation 47 A. Current Conditions B. Recommendations Map 5 – Conceptual Pedestrian Network VII. Housing and Residential Development 56 A. Residential Development and Community Character B. Senior Housing and Affordable Housing C. Affordable Housing Plan D. Recommendations Map 6 – Development Capacity under Current Zoning Map 7 – Housing Opportunities VIII. Economic Development 94 A. Current Conditions B. Recommendations Map 8 – Economic Development Opportunities IX. Community Facilities and Public Services 119 A. Current Conditions B. Recommendations X. Transportation and Mobility 130 A. Current Conditions B. Recommendations Map 9 – Transportation and Mobility XI. Land Use II 138 XII. Implementation and Action Plan 141 A. Stewardship of the Master Plan B. Implementation Plan XIII. References 150 DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan i THE COHASSET VISION FOR THE FUTURE Cohasset Character Cohasset is unique for its seaside panoramic beauty, its village feel, its open space and natural resources, as well as the strength and commitment of its community and the quality of life and services it affords, all in reasonable proximity to Boston. These characteristics are revealed through: ƒ Village vitality ƒ Open space, parks and natural resources ƒ A mixed-use waterfront ƒ Architecture and heritage ƒ Natural beauty ƒ Community commitment ƒ Town services and amenities ƒ Location The Cohasset Vision Cohasset in 2020 will be a historic residential community renowned for its quality of life, the exceptional beauty of its coastal setting, a lively village center and harbor front, all supported by effective and sustainable town management: ƒ The town’s natural beauty and wildlife habitats are assured by a network of protected open spaces and parks. ƒ Prudent planning and careful management of the town’s natural resources protect the quality and quantity of the town’s waters – drinking water supply, streams and wetlands, and coastal waters. ƒ Historic buildings and sites have been preserved for future generations. ƒ The village center serves the community with the variety and number of successful businesses appropriate to its scale and character. ƒ A lively harbor reflects Cohasset’s heritage as a fishing village, with support for the needs of pleasure boaters and commercial fishermen, community meeting places and outdoor public spaces for residents and visitors. ƒ New or expanded homes are appropriate to the context of their neighborhood and surrounding natural setting and resources ƒ Housing is available for households with a range of incomes, as well as for senior citizens and town employees ƒ Route 3A businesses contribute both to the attractiveness and the tax base of Cohasset, through sensitive landscape design, appropriate building and parking design, and effective traffic management. ƒ Prudent and cost-effective town management provides quality town services while maintaining reasonably stable taxes. ƒ Numerous organizations, activities and events celebrate the historic and cultural heritage of Cohasset. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan ii EXECUTIVE SUMMARY THE FIRST MASTER PLAN IN FORTY YEARS Cohasset’s last master plan was the 1961 Benjamin Report. The 1950s and 1960s were growth decades for the Town, but since 1970, Cohasset’s population has grown very little, in contrast to many of its South Shore neighbors. New residential development has also occurred at a moderate pace over the long term. By 2000, however, this cumulative growth, combined with the building activity and the rising home values and property taxes of the late 1990s, gave many Cohasset residents the sense that the Town needed a systematic process to look at how it was managing change. To many, the Town’s natural resources, open space, and overall community character seemed under threat. The Board of Selectmen appointed the Growth & Development Committee (GDC) to lead a master planning process and Town Meeting appropriated funds. At the same time, under Executive Order 418, the Commonwealth offered funds for preparation of a Community Development Plan, a map- based plan focused on four of the elements traditionally included in a master plan: natural resources and open space, housing, economic development and transportation. This Plan is the combined Master Plan and EO 418 Community Development Plan for Cohasset. COHASSET’S DISTINCTIVE CHARACTER AND QUALITY OF LIFE Cohasset is a unique community with an enviable quality of life. It is a well-run town with good municipal services and a generally healthy financial position. While the Town’s unusual natural beauty and historic heritage so close to Boston appeal to all kinds of people, the excellent school system is a particular draw for families with children. Today’s community owes a great deal to an interconnected landscape and cultural heritage that established the features that make the Town so distinctive: its historic identity as a fishing village; its landscape character of ledge, forest and wetland; its compact village center with a classic New England common; harmonious, historic and walkable village and harbor neighborhoods linked by narrow, tree-lined roads that closely follow the original topography; focused vistas to water and a shoreline of ocean views among impressive homes. The visual character of Cohasset is quite different from towns with widespread large-lot subdivisions and roadside development, where sprawling low-density building has tended to fragment green open space and sap the energy of historic village centers. Even in Cohasset, more recent development patterns, evident on Route 3A and in some newer subdivisions, are not as compatible with Cohasset’s traditional interplay of more compact residential areas interspersed with green open spaces. THE MASTER PLAN: COMMUNITY PARTICIPATION IN MAKING STRATEGIC CHOICES The purpose of a master plan is to provide a community with the opportunity to articulate and review its values and goals through public discussion, agree on what kind of town it wants to be in the future, identify the key areas where it must act to preserve enduring character and to shape change to meet its goals and achieve the vision for the future, and then create a road map of specific actions to make the plan a reality. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan iii The Master Plan Process and Community Participation The Master Plan process has been guided by the Growth & Development Committee appointed by the Board of Selectmen in 2000. In 2000 and 2001, the GDC met with four neighborhood forums, distributed a newsletter, wrote newspaper articles, met with Town Boards and Commissions, surveyed residents and members of the Chamber of Commerce, reported on results of the survey, and created a draft vision statement. In 2002, the Town selected a planning consultant team led by Community Design Partnership and a Geographic Information Systems team led by TPMC to assist in preparing the Plan. In addition to the neighborhood forums and the survey, residents participated in a number of public meetings in late 2002 and the first half of 2003: ƒ Visioning: refining the draft vision statement and identifying assets and liabilities ƒ Housing (2 meetings) ƒ Environment and Open Space ƒ Economic Development ƒ Transportation and Community Facilities All Committee meetings were open to the public and the Committee and consultants also met with the Planning Board and the Board of Selectmen during the preparation of the Plan. Public review of the Draft Plan includes distribution of the Executive Summary at the Fall 2003 Town Meeting; availability of the Draft Plan in the library and on the town web site; a public hearing before the Planning Board; presentation to the Board of Selectmen; and final presentation to Town Meeting. Survey Results Survey respondents were asked about their top concerns today, the most significant challenges facing Cohasset in the future, and the actions the Town should take. The top concerns were the tax burden, protection of natural resources, impact of the train, preservation of open space and community character, affordable housing, and quality of services. Respondents identified preserving water resources and managing wastewater, fiscal management, open space preservation, and quality public education as the most significant challenges for the future. When asked what the Town should do in the future, respondents focused on protecting town character and resources, managing residential growth, preserving open space, creating senior and affordable housing, and improving waterfront access. The Vision Statement The purpose of the Master Plan Vision Statement is to crystallize a description of the Town’s future that can serve as a goal during implementation of the Master Plan. Cohasset’s Vision Statement focuses on preserving the Town’s distinctive natural beauty, community character, and quality of life. (See page i for the Vision Statement.) DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan iv The Fiscal Context for Planning Choices Cohasset’s overall fiscal health has remained strong, despite the challenges of the recession in the early 2000s. Over the course of the 1990s there were positive trends in the amount of free cash, the stabilization fund, and the Town’s bond rating. Although free cash dipped somewhat from 2001 to 2002, it was still twice the amount in 1991. A number of major capital projects have been completed, including the library and school improvements. From time to time residents have been willing to tax themselves for projects they believed were necessary through override, capital exclusion or debt exclusion votes. Scenario Analysis The consultants prepared simple scenarios to model the potential impacts of different growth scenarios on the town’s budget. Separate scenarios were developed for Residential Build Out, Open Space Acquisition, and Commercial/Industrial Expansion. Low, Medium, and High scenarios for each land use type incorporated different rates of growth that reflect historical rates of development along with reasonable or desirable variations for higher or lower growth. The scenarios were developed to assess large-scale policy choices, not specific projects or parcels. For example, three residential scenarios were prepared based on different rates of growth in single family homes near the historic average of 10 homes a year, with the addition of one to two multifamily and senior housing projects. ƒ Low Buildout: 5 single family homes built a year, and no new multifamily/senior projects ƒ Medium Buildout: 10 single family homes built a year, a 200 unit multifamily project and a 60 unit, non-profit senior housing unit built during Years 5-10 ƒ High Buildout: 20 single family homes built a year, a 200 unit multifamily project and a 60 unit, non-profit senior housing unit built during Years 5-10, and a second 200-unit multifamily project built during Years 11-20 Scenario analysis showed that Cohasset has no significant basis for making land use decisions for fiscal reasons: ƒ Residential development generates more costs than revenues, but at a scale which has little impact on Cohasset’s overall budget. The net annual impact from even the high growth scenario represents less than 3 percent of today’s Town budget. In other words, growth in single family homes above historic rates plus new multifamily and senior housing appears to be well within Cohasset’s fiscal capacity. ƒ The scenarios also showed that the fiscal impacts of commercial development are also minor relative to the Town’s overall budget, even though in all of the business scenarios commercial growth had a net positive impact. The amount of commercial space needed to generate net revenue of $1 million a year is more than four South DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan v Shore Plazas. The market would not support that level of development and Cohasset would not accept the impacts on community character and quality of life. Commercial development, therefore, cannot be viewed as a painless way to improve the Town’s fiscal situation. ƒ On a purely fiscal basis, if the town acquires open space at market prices, it will find this to be more expensive than residential development. In practice, however, the Town is likely to pursue ways to reduce its direct costs of acquiring open space, such as grants, donations and conservation restrictions. After open space is paid for, permanent preservation is, of course, less costly than land uses that require town services. The scenarios showed that Cohasset should make choices for the future based on its values and needs, rather than on the basis of relatively small fiscal impacts. Nonetheless, incremental differences in residential or non-residential growth can affect the need for override votes. Some variety in land uses and housing types is part of a healthy economic mix for the community. CRITICAL ARENAS FOR ACTION Through the survey, public meetings, and committee discussion, the GDC identified the key areas for Town action in the future: Protecting environmental systems and supporting the traditional water-based economy Protecting the Town’s drinking water supply and enhancing the quality of both coastal and inland waters are among the highest priorities. These goals require continuation of the Town’s careful approach to protecting its drinking water reservoirs, increased attention to controlling nonpoint source pollution, and a comprehensive and equitable approach to wastewater management. Land use strategies to complement water supply and wastewater management plans include preservation of open space adjacent to drinking water supplies and upland buffers to wetlands as well as the clustered site design of open space subdivisions that promote infiltration and reduction in impervious surfaces. The waterfront and the shoreline have a special place in the heritage and identity of Cohasset. The Harbor continues to host a small working fishing fleet as well as a larger contingent of pleasure boats, and promoting the continued viability of commercial fishing has strong support in the community. The small size of the Harbor and the multiple interests with claims on a limited scenic, recreational, economic resource – environmental health, commercial fishing, recreational boating, public access, residential quiet, and the hospitality business – will always make management of the Harbor a sensitive issue. Creation of a state- approved Municipal Harbor Plan that designates areas for water-dependent economic uses is one way to balance the multiple demands on the Harbor. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan vi Protecting and enjoying community character Community character issues revolve around three concerns: (1) encouraging new development and redevelopment to be in harmony with the surrounding neighborhood; (2) preservation of the open space character of remaining large parcels, through protection or limited development; (3) protection of historic resources. Remaining open space parcels should be evaluated and ranked so that the Town is ready to pursue the most suitable approach when these parcels are offered for sale: acquisition if the parcels are absolutely critical, conservation restrictions and limited development options that preserve open space character while allowing some development. New regulatory and management tools can help Cohasset shape development to respect the Town’s traditional settlement patterns, as well as protect critical open spaces. In recent years, the average size of new homes has increased in relation to the lot size. There is concern that this trend changes neighborhood character, particularly in zones with smaller lots, altering views and harmonious relationships of houses to their lots and neighboring homes. The number of large undeveloped parcels in Cohasset is limited, although there are additional large parcels with a house on them that could be subdivided (widespread subdivision seems unlikely at present). The Town could take the position that because there is a limited amount of developable land remaining, regulations can be left as is while a slow build out occurs. The approach recommended in this plan is to make sure that if the remaining land is developed, the new development must maximize the retention and integrity of open space and complement the historic settlement pattern of Cohasset. Open Space Residential Design – a refined form of cluster development -- for parcels of five acres or more and available by right can accomplish these goals, as can large house site plan review with revised demolition definitions to trigger the review, and flexible development special permit options to allow better site design on complex parcels. Cohasset has one Local Historic District and many other historic structures and landscapes. A Landmarks Bylaw for individual sites outside the Local Historic District and a Demolition Delay Bylaw would further the preservation of historic sites. Cohasset residents value the Town’s natural environment and community resources, and they want more ways to enjoy and understand them. The Plan includes a conceptual design for a Pedestrian Network of trails, paths and sidewalks to link open space and other important town destinations. Meeting affordable housing goals in ways compatible with Town character Cohasset housing has become very expensive, reflecting the rise in housing prices throughout eastern Massachusetts. In the period from January to September 2003, the median price of a single family home was $641,000. By focusing on creating enough affordable housing eligible for the state’s Chapter 40B inventory to meet the state goal of 10 percent of the total year-round housing units, Cohasset can provide more housing options within the DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan vii Town while avoiding proposals under Chapter 40B, the state law that allows developers who meet certain affordability criteria to override local zoning. Senior housing, accessory apartments, and more opportunities for development of mixed-use areas with apartments over ground floor retail in the Village Center and at the southern end of Route 3A are some of the alternatives for inclusion of affordable units. Promoting economic development based on Cohasset character and uniqueness Economic development in Cohasset has three purposes: (1) tax relief for residential ratepayers; (2) support for local businesses that serve residents; (3) preservation and improvement of the appearance and function of commercial areas. Cohasset’s greatest asset is its quality of life and it must respect and draw on the appeal of that asset in its economic development policy. With leadership from a new committee to focus on economic development issues, the Town can take advantage of opportunities in three areas: leveraging the Town’s physical and cultural attractiveness to strengthen the retail sector and reinvigorate the historic village center and waterfront; upgrading the quality and value of development in the highway business zones along Route 3A; and shaping development adjacent to the planned commuter rail station to minimize impacts and stimulate appropriate development. THE ELEMENTS OF THE MASTER PLAN: GOALS, POLICIES AND STRATEGIES The Natural Environment and the Legacy from the Past The Waterfront Goals ƒ Support the viability of commercial fishing ƒ Maintain a balance of recreational and commercial use of the Harbor ƒ Enhance public access to the Harbor and shoreline Policies and Strategies ƒ Create a Municipal Harbor Plan to designate areas for water-dependent economic uses. ƒ Seek increased boating facilities for all users, including marina support facilities and education and safety programs ƒ Improve sidewalks and parking at the Harbor, while respecting the residential context Natural and Cultural Resources Natural Resources Goals ƒ Protect drinking water supply and water quality ƒ Promote environmentally healthy inland and coastal water resources ƒ Protect the natural environment, including wildlife habitat and wetlands ƒ Preserve scenic beauty and local landscape character ƒ Balance protection of resources and habitat with recreational uses ƒ Promote resident knowledge and understanding of local natural systems and sound land management practices DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan viii Policies and Strategies ƒ Reduce nonpoint source pollution from public and private sources ƒ Control and reduce pollution at Little Harbor ƒ Protect upland buffers to salt marshes to reduce pollution from runoff ƒ Identify and enhance wildlife habitat ƒ Protect steep slopes and ledge ƒ Study and designate important natural views ƒ Develop public education programs on the local environment Cultural Resources Goals ƒ Protect historic resources ƒ Increase public understanding of historic resources of later periods through interpretive and educational materials ƒ Support community cultural institutions such as the South Shore Art Center and the Center for Student Coastal Research Policies and Strategies ƒ Consider enacting a demolition delay bylaw ƒ Inventory for state and national register listing significant buildings and landscapes through the first half of the 20th century ƒ Consider a landmark bylaw to protect individual properties outside the local historic district ƒ Expand the program of historic markers and plaques Open Space and Recreation Goals ƒ Protect and enhance existing open space resources ƒ Develop greater resident awareness of conservation lands and recreational resources ƒ Seek greater resident access to waterfront and harbor resources ƒ Enhance local recreation options with pedestrian and bike trails and paths ƒ Expand recreational facilities and increase cool-weather activities ƒ Improve maintenance of town-owned open space resources ƒ Provide greater access for the disabled at key open space and recreational resources Policies and Strategies ƒ Link protected parcels and uses to provide a robust network for environmental, habitat and recreational needs ƒ Implement an evaluation system for open space protection and rank identified lands ƒ Pursue protection for critical land parcels through non-purchase options when possible ƒ Create maps, trail guides and other materials to publicize and encourage stewardship ƒ Create a pedestrian network of sidewalks and paths connecting public open space and town destinations ƒ Study the feasibility of building a skateboard park, indoor pool and a fitness center. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan ix Living and Working in Cohasset Housing and Residential Development Goals ƒ Promote compatibility with neighborhood, town, and open space character – as appropriate – in creation of new housing ƒ Meet Chapter 40B goals for permanently affordable housing ƒ Provide housing options for Cohasset senior citizens who wish to downsize their housing Policies and Strategies ƒ Create a refined cluster subdivision bylaw by right for parcels of 5 acres or more in Res B and Res C ƒ Create a system to coordinate plan review among boards, commissions and departments before issuance of a building permit ƒ Create a special permit process for large home site plan review ƒ Create affordable housing units in a manner consistent with town character ƒ Permit apartments by right in the Village business district and consider a parking structure combined with housing and retail ƒ Consider creating a mixed-use district for housing, retail and offices at the southern end of Route 3A ƒ Promote affordable accessory units ƒ Pursue use of town-owned land for affordable housing projects Economic Development Goals ƒ Increase business tax revenue through more and higher value retail, service and office development ƒ Improve the mix of local retail and services and low-impact employers ƒ Attract more day and overnight visitors ƒ Shape development around the new train station Policies and Strategies ƒ Create an Economic Development Committee to evaluate options, advise the town and oversee implementation ƒ Identify, target and recruit low-impact commercial businesses ƒ Enhance the physical environment of commercial districts ƒ Prepare a market study of needs, competition and opportunities for desired businesses such as child care, spa/health club, restaurants, and galleries ƒ Market Cohasset as a cultural tourist day trip destination ƒ Support the meeting and conference business of existing inns and promote more spillover effects to other businesses ƒ Promote apartments above stores in the Village to increase demand while limiting adverse impacts ƒ Work with the MBTA to explore the feasibility of commuter-oriented businesses and housing near the future train station DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan x Community Facilities and Public Services Goals ƒ Maintain town water supply facilities and water quality and conserve the water supply ƒ Develop a comprehensive wastewater management plan for the Town ƒ Complete remaining needed improvements to public buildings Policies and Strategies ƒ Continue upgrades and protection of town water supply ƒ Implement an aggressive public education program on nonpoint source pollution and the impacts of household practices ƒ Add North Cohasset service to the Cohasset Water Department ƒ Identify minimum standards for all areas of town and develop alternatives and priorities for further reduction of wastewater contamination ƒ Develop an equitable funding system for wastewater management Transportation and Mobility Goals ƒ Improve pedestrian safety, access and facilities ƒ Enhance safety at intersections with Route 3A ƒ Improve parking management in the Village and Harbor ƒ Improve road maintenance ƒ Promote a subregional shuttle to serve Cohasset and neighboring towns Policies and Strategies ƒ Request a comprehensive corridor study of Route 3A ƒ Consider development in the Village of structured parking combined with housing and ground floor retail ƒ Develop a comprehensive assessment of pavement management and roadway needs IMPLEMENTATION AND STEWARDSHIP OF THE MASTER PLAN The everyday demands of town government and turnover in town staff and officials can sometimes make it difficult to seek guidance from the master plan in decision making. Effective implementation of a master plan requires stewardship – someone has to feel responsible for monitoring progress and bringing changes to the attention of the community. An Implementation Committee or Coordinator must be appointed to take on that role. The committee or individual will work with town staff and officials to develop a more refined set of priorities and a detailed schedule of implementation actions. In addition, they should make annual reports to the Planning Board, Board of Selectmen and Town Meeting on the progress of implementation, discussing unforeseen opportunities and barriers and changing conditions. Every five years, public meetings should be organized to review and modify the principles and priorities of the Master Plan, so that it remains a useful guide for town decision making. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 1 I. INTRODUCTION: THE MASTER PLAN PROCESS Cohasset’s last major effort towards comprehensive planning and goal-setting for the Town was the Benjamin Report in 1961. This plan projected that Cohasset would have a population of 11,000 in 2000, considerably more than the 7,261 counted in the 2000 Census. Between 1950 and 1970, the Town experienced rapid change when the construction of Route 3 brought increased suburban growth to all of the South Shore. However, since 1970 Cohasset’s population has grown very modestly (even declining over some decades). But slow growth does not mean there is no change. Since the mid-1990s, changes in the amount and character of residential growth, a growing tax burden, water quality preservation issues, and possible losses of open space raised concerns about the Town’s ability to conserve its character without a more systematic approach to meeting the challenges of the future. The land and its resources are used for a variety of purposes and overlaid with a web of property rights and use regulations. We imbue the land with different kinds of values – from the economic to the aesthetic – and our land use practices should reflect those values. Sometimes, however, the land use systems that served a community well in the past are no longer effective under new conditions or do not match new goals. The master planning process is an opportunity to articulate and review the town’s values and goals in the way it uses land and provides services, and to institute a structure of regulations and practices that will be congruent with a desired future. In 2000, the Board of Selectmen appointed the Growth & Development Committee to lead the creation of a new master plan for Cohasset and Town Meeting subsequently appropriated funds for consultant assistance. At the same time, under Executive Order 418, the state government made available $30,000 for preparation of a Community Development Plan, a map-based plan focused on four of the elements traditionally included in a master plan: natural resources and open space, housing, economic development, and transportation. This document is the combined Master Plan and EO 418 Community Development Plan for Cohasset and it will allow Cohasset to plan ahead to shape change rather than react to change after it has already happened. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 2 What is a master plan? A Process... ƒ Open, engaging, participatory, consensus-based decision-making for town residents, property owners and business owners A Vision… ƒ An ideal future compellingly articulated in words and images. Goals and Objectives… ƒ Broad intentions and priorities that together encompass the vision ƒ Specific, measurable targets that contribute to fulfillment of the goals Policies… ƒ Guiding principles and criteria for action and management by town decision makers A Physical Plan… ƒ An understandable visual representation of the desired future ƒ A plan of the future organization of land uses – residential, business, open space ƒ A network of protected environmental, open space, and cultural resources ƒ Appropriate amounts, types, character and locations of residential and business land uses ƒ Transportation and other infrastructure and public facilities needed to support the plan An Implementation Plan… The road map to make the plan a reality: specific tasks, timelines and responsible parties A. PROCESS Outreach and Participation During 2000 and 2001, the Growth & Development Committee (GDC) conducted four neighborhood forums, distributed two issues of a newsletter (the “Cohasset Compass”), wrote articles for the Cohasset Mariner, and met with Boards and Commissions. In the fall of 2001, the Committee designed and distributed a survey to all registered voters and the Chamber of DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 3 Commerce. Analysis of the survey results was complete by early 2002 and the Committee prepared an Executive Summary and a draft Vision Statement. (See the Appendix for the complete report on the survey results.) With the assistance of Town Planner Liz Harrington, the Committee then issued requests for proposals from GIS (Geographic Information Systems) and planning consultants to provide technical services to the Committee in the preparation of a combined Master Plan and EO 418 Community Development Plan. The Town selected Community Design Partnership (in association with Bennett Associates) as the planning consultant and TPMC (in association with MapWorks) as the GIS consultant. Once the consultants were on board, the Committee began a series of public meetings over the course of late 2002 and early 2003, as well as a new round of meetings with town boards and commissions to keep them up to date about the Master Plan process. The first public meeting focused on refining the vision statement and identifying the assets and liabilities of the town. This was followed by a series of meetings on specific plan areas: two meetings on housing issues, one on environment and open space, one on economic development, and one on transportation and community facilities. The planning consultants prepared powerpoint presentations and handouts for these meetings, which were led jointly by Committee members and the consultant team members. Development of the Plan The planning consultants met regularly with the GDC and also attended several meetings of the Planning Board and the Board of Selectmen to discuss draft recommendations. The consultants prepared technical memoranda, fact sheets and draft maps for discussion with the Committee and drafted the plan document. Alternatives and options were discussed in the public meetings. Public Presentation and Discussion of the Plan The Draft Plan was reviewed by the Planning Board and the Board of Selectmen. An Executive Summary was distributed at the November 17, 2003 Special Town Meeting and copies of the Draft Plan were made available in the Library and on the town’s web site. The Planning DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 4 Board held a public hearing on the draft in early 2004. The Chair of the GDC presented the Plan to Town Meeting for discussion. B. THE STRUCTURE OF THE PLAN The Plan is structured to provide an overview of existing conditions and trends, a vision for the future and associated goals, identification of the critical issues facing the town, alternative land use scenarios to refine understanding of the potential impacts of different courses of action, and more detailed discussion of conditions and recommendations for specific thematic areas. Chapter III – Land Use I and Chapter XI – Land Use II are bookends for the thematic chapters and are designed to focus attention on the interrelationships among the different plan elements. Waterfront issues were brought together in Chapter IV because Cohasset’s relationship with the sea and its shoreline is emblematic of the Town’s identity. At the end of each chapter discussing a master plan element there is a matrix of goals, policies and strategies with a high, medium, or low priority ranking. The final chapter focuses on action steps and implementation, demonstrating in more detail how the vision, goals, and recommendations of the previous chapters can be used to guide Town decision makers. Because conditions can change and the specific implementation steps to achieve a goal or keep faith with the vision may prove inappropriate in new circumstances, the plan also calls for a committee or other designated group to take on stewardship of the plan, monitoring progress, making annual reports to the town, and proposing any changes needed. In this way, the Master Plan can continue to be a living document, providing guidance to the Town, its elected and appointed officials and staff, as they guide Cohasset into the future. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 5 II. VISION AND GOALS Development of a Vision Statement is an essential early step in creating a Master Plan. The vision statement, accompanied by related goals, becomes a guiding image for the town as it faces challenges and makes decisions in the future. Although sometimes derided as trite or idealized, vision statements focus attention on a community’s values, sense of identity, and aspirations. The process of creating a vision statement is an occasion for residents to agree on a desired future and commit themselves to working towards that ideal. A. THE COHASSET VISION STATEMENT The Cohasset Vision Statement was initially drafted by the Growth & Development Committee based on the results of the neighborhood meetings and the town-wide survey. The draft was then taken to a public meeting for refinement, along with a discussion of assets and liabilities. A few modifications were made to the Vision Statement to reflect discussions at that meeting. The Cohasset Vision Cohasset Character Cohasset is unique for its seaside panoramic beauty, its village feel, its open space and natural resources, as well as the strength and commitment of its community and the quality of life and services it affords, all in reasonable proximity to Boston. These characteristics are revealed through: ƒ Village vitality ƒ Open space, parks and natural resources ƒ A mixed-use waterfront ƒ Architecture and heritage ƒ Natural beauty ƒ Community commitment ƒ Town services and amenities ƒ Location The Vision Cohasset in 2020 will be a historic residential community renowned for its quality of life, the exceptional beauty of its coastal setting, a lively village center and harbor front, all supported by effective and sustainable town management: DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 6 • The town’s natural beauty and wildlife habitats are assured by a network of protected open spaces and parks. • Prudent planning and careful management of the town’s natural resources protect the quality and quantity of the town’s waters – drinking water supply, streams and wetlands, and coastal waters. • Historic buildings and sites have been preserved for future generations. • The village center serves the community with the variety and number of successful businesses appropriate to its scale and character. • A lively harbor reflects Cohasset’s heritage as a fishing village, with support for the needs of pleasure boaters and commercial fishermen, community meeting places and outdoor public spaces for residents and visitors. • New or expanded homes are appropriate to the context of their neighborhood and surrounding natural setting and resources • Housing is available for households with a range of incomes, as well as for senior citizens and town employees • Route 3A businesses contribute both to the attractiveness and the tax base of Cohasset, through sensitive landscape design, appropriate building and parking design, and effective traffic management. • Prudent and cost-effective town management provides quality town services while maintaining reasonably stable taxes. • Numerous organizations, activities and events celebrate the historic and cultural heritage of Cohasset. B. ASSETS AND LIABILITIES The EO 418 planning process requires an explicit listing of “assets and liabilities” in the four EO 418 planning areas. This listing helps identify some of the problems facing Cohasset, as well as the town’s numerous advantages. Open Space and Natural Resources Assets ƒ 30% of Town in protected Open Space ƒ Ocean frontage, streams, ponds, estuaries and wetlands, harbor, vernal pools ƒ Public and private beaches ƒ Trails and recreational sites ƒ Varied terrain DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 7 ƒ Ledge and rock outcroppings ƒ Forested areas ƒ Town sewer being extended to problem areas ƒ Town water supplies adequate and secure ƒ Lands being acquired to protect water quality ƒ Spotted turtles and habitat for rare species Liabilities ƒ Decline of white cedar swamps ƒ Difficult septic conditions ƒ ACEC impacts from non-compliant septic and nonpoint source pollutants ƒ Decline and contamination of shellfish stocks ƒ Collapse of fishery species ƒ Shortage of boat moorings ƒ Impervious surfaces increasing runoff and periodic flooding ƒ Development pressures fragmenting habitat and potential encroaching on local core areas Housing Assets ƒ Varied housing stock, mostly older and single family, detached ƒ Several national register residences ƒ Most housing in good to excellent repair Liabilities ƒ Lack of affordability ƒ Limited sites for future development ƒ Mansionization concerns ƒ Loss of view corridors through development and renovations ƒ School impacts of most new housing ƒ Failing septic systems ƒ Pace of development perceived by some as too rapid Economic Development Assets ƒ Continuing development/redevelopment capacity and activity along Route 3A ƒ New train line may boost economic activity ƒ Business sites available for development ƒ Regionally moderate real estate tax rate ƒ Talented work force ƒ Shellfish beds may reopen following sewering Liabilities ƒ Distance from major highway connection limits business interest in Cohasset location ƒ Limited amount of commercial area provides a small proportion of tax base ƒ Industrial zone may be occupied by a Chapter 40B housing development DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 8 ƒ Village center business vulnerability to vacancies during recessions ƒ Limited maritime industries and support businesses ƒ Route 3A businesses attract clientele away from village center Transportation Assets ƒ Good access along Route 3A ƒ 3A problem intersection has identified solution ƒ Greenbush Line station to be located in Cohasset ƒ Access to Hingham commuter ferry service ƒ Commuter bus route to Boston ƒ Some walking and alternative mode transportation uses, including carpooling Liabilities ƒ Not all of Town walkable, intermittent sidewalks and paths ƒ Train station not located at village or population center ƒ Problem intersections on Route 3A, particularly a high accident location at Beechwood Street ƒ Parking constrained at the Harbor ƒ Poor access to major regional arterial roads C. GOALS The Waterfront ƒ Support the viability of commercial fishing ƒ Maintain a balance of recreational and commercial use of the Harbor ƒ Enhance public access to the Harbor and shoreline Natural and Cultural Resources ƒ Protect drinking water supply and water quality ƒ Promote environmentally healthy inland and coastal water resources ƒ Protect the natural environment, including wildlife habitat and wetlands ƒ Preserve scenic beauty and local landscape character ƒ Balance protection of resources and habitat with recreational uses ƒ Promote residents’ knowledge and understanding of local natural systems and sound landscape management practices ƒ Protect historic resources ƒ Identify significant buildings and landscapes through the first half of the 20th century DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 9 ƒ Increase public understanding of historic resources of the 19th and 20th centuries through interpretive and educational ƒ Support community cultural institutions such as the South Shore Art Center and the Center for Student Coastal Research Open Space and Recreation ƒ Protect and enhance existing open space resources ƒ Develop greater resident awareness of conservation lands and recreational resources ƒ Seek greater resident access to waterfront and harbor resources ƒ Enhance local recreation options with pedestrian and bike trails and paths ƒ Expand recreational facilities and increase cool-weather activities ƒ Improve maintenances of town-owned open space resources ƒ Provide greater access for the disabled at key open space and recreational resources Housing and Residential Development ƒ Promote compatibility with neighborhood, town, and open space character – as appropriate -- in creation of new housing ƒ Meet Chapter 40B goals for permanently affordable housing ƒ Provide housing options for Cohasset senior citizens who wish to downsize their housing Economic Development ƒ Increase business tax revenue through more and higher value retail, service and office development ƒ Improve the mix of local retail and services and low-impact employers ƒ Attract more day and overnight visitors ƒ Shape development around the new train station Community Facilities and Public Services ƒ Maintain town water supply facilities and water quality and conserve the water supply ƒ Develop a comprehensive wastewater management plan ƒ Complete remaining needed improvements or upgrades to public buildings DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 10 Transportation and Mobility ƒ Improve pedestrian safety, access, and facilities ƒ Enhance safety at intersections with Route 3A ƒ Improve parking management in the Village and the Harbor ƒ Improve road maintenance ƒ Promote a subregional shuttle to serve Cohasset and neighboring towns D. HOW DID WE GET HERE? – SUMMARY OF SURVEY RESULTS In fall 2001, the GDC developed a survey that was mailed to 5,425 Cohasset voters and 120 Chamber of Commerce members. Six hundred eighteen surveys were received over three months, a response rate of over 10%. Data was compiled through a combination of volunteer and professional help and was audited for accuracy. In addition to the following summary, numerous comments were collected and tallied and those issues frequently mentioned were also tracked. The results clearly underscored residents’ commitment to Cohasset, with a significant majority indicating they plan to stay forever or until they retired. Most respondents, nearly 50%, stated they came for the beauty of the environment and many felt that it was a great place to raise a family. Residents were asked to identify and rank issues in several areas: ƒ Top concerns facing Cohasset today ƒ Most and least important issues for the Cohasset’s future ƒ What areas should Cohasset act on A full report on the survey results is available in the Appendix. Cohasset Today Town fiscal management emerged as the top concern by far, with the tax burden ranked by 42% of respondents as one of their top four issues. The other top concerns were protecting natural resources (32%), impact of the train (29%), preserving open space (28%), preserving community character (28%),affordable housing (21%), and quality of services (25%). Cohasset’s Future Challenges There was little doubt about the top five issues facing Cohasset in the future. Well over 70% of respondents felt that water and resources, including open space, were the most important DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 11 priorities. Fully six of the top ten rated issues were water resource and waste water related. The next most important priority was again fiscal management, as two of the top ten issues were tax rates and fiscal management. Rounding out the top ten most important issues were open space and public education. Maintaining Cohasset’s beauty and character as well as natural resources were the top priority overall: water, open space and preservation made up no less than twelve of the top twenty issues. The third most important focus area for residents was maintaining the quality of services, as four of the top twenty issues had to do with education, town government, fire and police services. What Should Cohasset Do in the Future? Protect character and resources. Reflecting the emphasis on character and resources in previous questions, respondents also emphasized these issues when asked what the Town should do in the future. Over 90% agreed or strongly agreed that the Town should protect its character and fully seven of the top ten issues focused on protecting water, views, access, open space and wildlife. Manage growth. Three of the top ten also included strong interest in limiting growth: 75% believed Cohasset should limit the size of houses relative to lot size, over 70% agreed or strongly agreed that the Town should limit residential development and 64% agree or strongly agree that it should limit population growth. Preserve open space. Open space is also a major priority and 63% of residents feel the town should purchase more. Create senior and affordable housing and improve waterfront access. Other priorities that emerged included more senior citizen and affordable housing and access to the Harbor and waterfront. Town Character and Quality of Life The surveying and visioning processes undertaken by the Growth & Development Committee Task Force over the course of 2000-2002 revealed that Cohasset residents were most concerned about preserving town character. In the area of land use, this concern translated into environmental issues rating very high on the list of priorities that the Plan and the Town as a whole should address. The priorities voiced by the Townspeople included: DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 12 ƒ preservation and acquisition of open space ƒ protection of the Town's water supply ƒ protection of wetlands and wildlife areas ƒ protection of ocean views and vistas ƒ protection against overdevelopment ƒ preservation of historic resources ƒ restrictions on lot coverage by new construction, or stated another way, a strong concern about the trend of "mansionization". The above-listed priorities, collectively falling under the rubric of "environmental “ or “character of the town” concerns were the recurring high priorities in the survey and the neighborhood and visioning meetings. Issues such as taxes, housing needs, and schools, while also revealed as very important concerns, were subsumed by these overall Town character and quality of life issues. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 13 Cohasset Population 1930 - 2000 Year Population % Change 1930 3,083 1940 3,111 0.9 1950 3,731 19.9 1960 5,840 56.5 1970 6,954 19.0 1980 7,174 3.2 1990 7,075 -1.4 2000 7,261 2.6 Source: U.S. Census Cohasset Households – 2000 ƒ Total – 2,673 ƒ Family households – 2,014 ƒ Married-couple family – 1,733 ƒ Female householder, no husband present – 210 ƒ Single person household – 585 Source: US Census III. LAND USE I A. COMMUNITY CHARACTERISTICS AND TRENDS Population and Demographic Trends The 2000 US Census data for Cohasset show a community of 7,261 people growing at a modest rate. In the last decade the town grew by 186 people or 2.6 percent. Cohasset has the smallest population of the 11 towns in the South Shore Subregion of the Metropolitan Area Planning Council (MAPC), and during the 1990s Cohasset grew more slowly than all but three, Duxbury, Hingham and Weymouth. Cohasset has a population density of 734.4 persons per square mile (partially a function of the high percentage of protected open space in the Town), lower than all its South Shore neighbors but Norwell. Cohasset has had two big growth periods in the last two centuries, corresponding to sweeping economic and social changes. In the late nineteenth century, as the town lost its importance as a fishing port and agricultural village, the railroad helped make it a resort community. The picturesque coastline attracted affluent Bostonians who built substantial summer and, increasingly, year- round homes. The second growth spurt took place after World War II as Cohasset participated in the suburban transformation of the South Shore. The Town’s population grew nearly 125% between 1940 and 1970. Since then, Cohasset has grown at a modest rate. The net population growth during the last 30 years has been less than 5 percent. Age and Racial Composition. Cohasset’s population has a median age of 40.9, 2.3 years older than in 1990 and somewhat higher than the current statewide median of 36.5. However, the percentage of children and youth under 18 years old is 27.9, which is higher than the 23.6 percent of the state population under 18 years of age, and is an increase from 1990. Cohasset’s older population, 65 years old and up, has also been growing as a percentage of total population. It now makes up 15.3 percent of the town’s population, compared to 13.7 percent in 1990. The DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 14 corresponding state percentage in 2000 was 13.5. Cohasset is approximately 98 percent white, with small numbers of African-Americans, Latinos and persons of Asian origin. Household Composition. Cohasset is a community of family households (people related by blood or marriage). Family households make up 75.3 percent of the total 2,673 households in Cohasset and single-person households account for 21.9 percent of all households. Statewide, family households make up 64.5 percent of all households and 28 percent of all households are composed of a single person living alone. Nearly 65 percent of family households in Cohasset include a married couple. Thirty-five percent of all Cohasset households include persons under 18 years old. The average household size is 2.69 persons – more than the state average of 2.51 – but the average family size in Cohasset is 3.16, very close to the state average of 3.11 persons. School Population. Changes in Cohasset’s school population reflect the generational turnover that has begun to affect the Town’s housing combined with a very highly-regarded school system, which makes the Town attractive to families. Cohasset is experiencing the consequences of the “baby boom echo” as the children of the baby boom generation go through their school years. Almost 90 percent of school-age children attend public schools in Cohasset (and nearly 20 percent of students have special education needs). Cohasset’s school enrollments have been rising during the 1990s and the School Department projects that total enrollments will continue to rise for another five years. As the much smaller “baby bust” generation enters its childbearing years, enrollments will likely stabilize or even decline in the 20-teens. As long as Cohasset’s general demographic composition remains more or less the same, another cycle of rising enrollments would probably peak a generation from now in the 2030s. Key Population Issues Compared to neighboring towns on the South Shore, Cohasset is growing slowly and its population density has remained low. Cohasset’s age composition shows growth at both the young and the old ends of the spectrum. The Town is currently experiencing increases in the school age population, with the accompanying school building and school department expenses. Yet ten years from now, the Town may confront excess capacity in the schools. At the same time, a growing proportion of Cohasset’s population is over 65 years old. Some older people are finding it harder to stay in town because they are on fixed incomes and face rising taxes. The fact that tax increases are linked to school expenses can create generational conflict over town budgets. If the current DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 15 Cohasset population ages in place rather than moving, the town will face changing service and housing needs to accommodate a larger population of older residents. Land Use Trends The ocean, natural resources, open spaces and cultural legacy inherited from the past are the dynamic context for the many activities that make up how people live and work in Cohasset. In some respects, Cohasset has avoided the worst manifestations and consequences of suburban sprawl. The town center has retained a viable business mix with stores and services for the local market and the residential areas around the Village and Harbor reflect the compact and walkable character of their pre-twentieth century origins. The newer residential areas and the commercial strip on route 3A have the more sprawling appearance of post World War II development. Cohasset’s land use is dominated by residential zoning and land uses, which occupy over half of the land area. Over 30% of the town is protected open space and wetlands restrictions place additional lands off limits to development. According to the assessor’s department, 90.3 percent of Cohasset land parcels, covering 53 percent of the total land area, are residential. The majority of the housing units in Cohasset are single family homes. Out of 2,895 parcels and condominium units classified by the assessor as residential, 2,196 (68 percent) are single family homes, accounting for 34 percent of the total land area, and 205 are condominium units. Less than seven percent (a total of 137 parcels) of Cohasset’s total land area is currently classified as “developable” (169 acres in 85 parcels) or “potentially developable” (201 acres in 52 parcels) for residential use. Another 188 parcels, accounting for an additional eight percent of the land area (473 acres), are classified as undevelopable. Rental housing in Cohasset is limited, and affordable rental housing even more so. The 2000 census found that 85 percent of the 2,673 occupied housing units were owner-occupied, leaving 389 rented units. Some of these rented units were undoubtedly single-family homes. The Cohasset Housing Authority rents 64 elderly units and 12 units for persons with special needs. These 76 units, 2.76 percent of total housing units, are the only ones in Cohasset that the state recognizes as permanently affordable. More than one-third of the town’s land area is owned by governments or nonprofits, with the state forest accounting for 15 percent. Other non-residential land uses occupy a small amount of the town’s land area. Two percent of the Town’s total land area is devoted to forestry, DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 16 agricultural, and recreational uses. The largest single land use in this category, with 61 acres, (almost half of the category) is forest land. Land in commercial uses of various types (including office), covers four percent of the land area, and industrial uses account for only 1.4 percent of the town’s total land area. The assessor classifies 18 commercial parcels as developable or potentially-developable totaling 1.5 percent of total land acreage in Cohasset and one potentially developable industrial parcel which is less than a half-acre. In addition, there are commercial and industrial parcels with buildings that have considerable capacity for additional development or more high value redevelopment. About 2.5 percent of the land parcels are in mixed commercial and residential use. Commercial uses are located on Route 3A, and in Cohasset Village and the Harbor. Most commercial development is located along Route 3A, with larger freestanding buildings dedicated to single uses arrayed along the road behind parking lots. These 3A uses are clustered around Sohier Street, and from Beechwood Street to the Scituate border. Most of the remaining businesses are located in the village center, and are smaller enterprises such as real estate offices, boutiques, restaurants and food service, and small scale professional offices and business services. A handful of businesses are located at the Harbor and at Hull Street on the town border with Hull. Industrial uses are limited to a zone on the western part of Route 3A. (See Map 1 – Existing Conditions: Land Use and Infrastructure.) Regulation of land uses. The use of land is regulated under the Zoning By-Law, the Planning Board Regulations, the Wetlands Protection By-Law, the local Wetlands Regulations and Supplemental Title V Regulations by the Planning Board, Zoning Board of Appeals, Conservation Commission, and Board of Health. Zoning and subdivision regulations. The Cohasset Zoning Bylaw was first enacted in 1955. Despite many amendments, from the substantive to the housekeeping variety, the overall scheme of districts, uses and lot sizes has remained substantially unchanged since adoption. Because of recent submissions of zoning changes by citizen petitions or boards other than the Planning Board, a Zoning Advisory Committee was formed in 2002 to solicit, screen and investigate zoning proposals well in advance of Town meetings and in more detail than was common in the past. Cohasset has nine zoning districts: three residential districts, four business districts, one light industry district, and an official and open space district. There are three overlay districts: the DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 17 Flood Plain and Watershed District; the Water Resources District; and in the Residence B and C districts, the Senior Housing Overlay District. In addition, residential cluster development is also allowed in the Residence B and C districts by special permit of the Planning Board. (See Map 2 The three residential districts are distinguished by different minimum required lots and lot widths for single family houses. All districts require the same road frontage: 50 feet. The Residence A district is located primarily in the historic settlement centers of the village, the Harbor, and Beechwood. The required lot size is 18,000 sf (two-fifths of an acre) with 100-foot lot width, but there are nearly 600 grandfathered lots of less than 18,000 sf in town. Most of the town is zoned as Residence B or C. Residence B requires 35,000 sf (four-fifths of an acre) lot size and 125 ft lot width, while Residence C requires 60,000 sf (1.4 acres) and 150 ft lot width. Multifamily housing is allowed by Special Permit in the Downtown Business district and in the Senior Overlay district for age-restricted housing. In addition, conversion of a single family home built before 1955 to a two-family home is allowed by right in all residential districts. (See Map 2 – Zoning.) Potential Buildout. Although one-third of Cohasset is protected open space and much of the rest is substantially built out under current zoning, there is still some capacity for development on vacant parcels and on parcels that have buildings on them but that could potentially be subdivided. In recent years, approximately 10 new dwellings have been built annually. Most Cohasset subdivisions are small and many are Approval-Not-Required subdivisions that must be granted as of right as long as they are on a public way and meet zoning requirements. Approval- Not-Required subdivisions, also known as Form A lots or simply ANR lots, are unique to Massachusetts. State law requires Planning Boards to approve subdivisions of land on public roads as long as they have the road frontage and lot size required by zoning. Cohasset in 2000 received a buildout analysis prepared by the Metropolitan Area Planning Council (MAPC) using methodology developed for statewide use by the Executive Office of DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 18 Environmental Affairs (EOEA). The EOEA analysis suggests a potential for 1, 036 additional residential units in Cohasset if the town were to develop to the maximum degree possible under existing zoning. If all these units were single family homes, this residential buildout would take over 100 years at the current average annual rate of approximately 10 new homes per year. The table below shows maximum development potential on vacant parcels based on the dimensions of the lot and using the assessor’s designation of developable and potentially developable lots. As is clear from the table, there are relatively few vacant parcels in these categories. The table also shows development potential on lots where there is an existing house but the land area is at least twice the minimum required lot for the zoning district, meaning that these parcels could accommodate one or more houses under present zoning if the parcels were to be subdivided. There are several important caveats to keep in mind when evaluating this information. Because this analysis does not take into account potential constraints to development such as wetlands, but is based on the dimensions of the lot, the real number of potential single family homes would undoubtedly be lower. In addition, the likelihood of subdivision of existing lots with an existing house is also limited by a number of considerations. Included in the developable land for both analyses were lands, such as the golf course, that many consider unlikely to be developed – although the golf course has the potential to be developed under current zoning were its owner to make that choice. On the other hand, lots not included in this analysis because they are currently designated as undevelopable -- they are landlocked, below the minimum lot size under zoning, unconnected to the sewer system or unsuitable for septic -- may become developable through land assembly or changes in wastewater technology. Although there may be good reason to think that High Estimated Potential Residential Infill and Subdivision Buildout High Estimate based on minimum zoning requirements and assessor’s data. Constraints to building, such as wetlands and ledge are not included, and would reduce the number of building sites. Vacant Residential Parcels Potentially Subdividable Parcels with Existing Single Family Units Develop- able Potentially Developable Potential Single Family Units Number of Parcels Additional Single Family Units Total Potential New Single Family Units Residential A 5 3 25 52 108 133 Residential B 38 30 269 140 444 713 Residential C 3 14 80 25 55 135 46 47 374 217 607 981 DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 19 development of many currently vacant or subdividable parcels is highly unlikely, through this Master Plan the Town has the opportunity to decide on the preferred outcome should this development occur and establish regulations to promote that outcome. Natural and Cultural Resources Trends Cohasset’s natural and cultural resources are defining markers of its identity: the rugged coastline, the intimate scale of Cohasset Harbor and Little Harbor, the classic beauty of the town common with its historic buildings, and the woodlands in the southern part of town. One third of Cohasset is permanently protected open space. As development continues, the Town needs to identify priority parcels for protection while enacting new regulations to shape potential development in other parcels to preserve open space character and views. As the survey and public meetings demonstrated, protection of Cohasset’s natural resources and open space is strongly valued by residents. Protection of the town’s water supply is particularly important and an active program to contain pollution threats has been developed. Housing Trends Cohasset has excellent and expensive housing stock, and the development cycles over the town’s history have created distinct character in different parts of Town. The town’s residential desirability combined with limited new building sites has fueled a building boom expressed in alterations and expansions of existing homes, as well as some new development. The effect that this activity has on town character and on remaining open space is a subject of concern to many people, while others find it part of a natural cycle of housing renewal and transformation. The very high cost of housing in Cohasset combined with the threat of unsuitable Chapter 40B development has encouraged the town to evaluate creating affordable housing on town land. Residents over 65 were found in a survey to be very interested in more affordable housing. Economic Development Trends Residents support a strong and attractive Village center, primarily to serve the local community. New commercial and industrial development is a matter of debate. Because Cohasset is relatively far from Route 3 or other major arterials, its appeal as a major office or industrial site is limited. Some residents would like to see more nonresidential development to lessen the tax burden on residents. Others believe the potential impacts of more commercial development would DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 20 not be worth the potential tax revenue. Finding the right balance between residential and commercial development is one of the tasks of the master planning process. Transportation, Community Facilities and Services Cohasset has undertaken several major capital projects in recent years: renovation of the high school and Deer Hill Elementary School, renovation of the former Osgood School into a new library, and a sewer extension to North Cohasset. The next major capital needs are likely to be a new police station, currently sharing quarters with the fire station, and the Little Harbor sewer project. A state grant is funding streetscape improvements in the Village Center. Challenges facing the town include effective incorporation of the Greenbush commuter line train station, improvement of pedestrian circulation through sidewalk and path construction, and safety improvements at the Route 3A / Beechwood Street intersection. Financial Trends and Indicators Through most of the last decade local property taxes represented on average about two thirds of the Town’s annual revenue. It is reasonable to expect this general pattern to be relatively constant. Over a significant period the Town’s overall fiscal health has remained strong, as evidenced by increasing free cash and stabilization fund balances as well as modest but steady increases in the Town’s bond rating. Cohasset residents have been willing to tax themselves for projects perceived as needed in the Town through override, capital exclusion or debt exclusion votes. Revenue Composition Although the state budget crisis resulted in a decline in the proportion of state aid to 9% of revenues in FY2003, this was still more than the 7.8% of total revenues in FY 1996. In the 1991- 2003 period the composition of major Town revenues varied as follows: Source Maximum % Minimum % Local Property Taxes 72%(FY93) 64 (FY01) State Aid 11% (FY00) 7.8 (FY96) DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 21 Local receipts remained in the 15-16% range throughout the period. End of Year Free Cash Between 1990 and 2002, the trend in end of the year free cash has been generally positive. The lowest amount was $495,000 in 1991 and the highest amount was $1.574 million in 2001. In July 2002, free cash dipped somewhat to $1.106 million, but the amount was still more than twice the 1991 minimum. Stabilization Fund The Stabilization Fund rose from $356,637 in 1998 to $1,035,146 before fall Town Meeting in 2002. At that meeting, $350,000 from free cash and $1.6 million from the sale of the Greenbush line right-of-way was transferred to the Stabilization Fund, which then totaled $2,999,098. Bond rating Cohasset’s bond rating has also improved over the last decade. Between 1991 and 1995 the rating was “A;” between 1996 and 1997 it was “A1;” it increased to AA3 between 1998 and 2001; and by 2002 the bond rating was AA2. Major Capital Project Financing The Town’s sewer projects are not a burden on the General Fund. Financing sources include betterments, user fees, and the Massachusetts Water Pollution Abatement Trust. School construction costs for projects at the high school and Deer Hill School were funded in part by the state School Building Assistance Program. A new library has recently been constructed in the old Osgood School building. Identified Future Capital Needs In the future, the Town will need to upgrade the Police Department, which currently shares space with the Fire Department and it will need to find wastewater management solutions for the non-sewered parts of town. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 22 Override History Type of Override Date Purpose Amount ($) Capital 1988 Various 220,890 1989 Fire equipment 7,500 1989 Vehicles and equipment loss 1989 Remove underground gas tank loss 1990 Ambulance loss 1990 DPW equipment Loss 1992 DPW Equipment 9,000 Total Capital Overrides 237,390 Debt Exclusion 1988 School Science Labs 70,000 1988 School Bus 32,000 1988 Transfer Station 550,000 1989 Public safety equipment loss 1989 New cemetery loss 1989 Field expansion loss 1989 Town Hall Roof loss 1989 Two new schools loss 1989 School Roof 41,656 1990 School Repairs 85,000 1990 Cemetery loss 1990 Public safety equipment loss 1990 Cap Cedar Street Landfill loss 1991 School Repairs 230,000 1991 School computer equipment loss 1992 School Repairs 95,000 1992 Ambulance 90,000 1994 Athletic Fields 775,000 1995 DPW Garage 752,000 1996 New school loss 1996 New Elementary School 9,890.000 1996 Sewer Construction loss 1997 Sewer Construction 20,363,600 1998 Sewer Construction 2,700,000 1999 Sewer Construction 1,300,000 2000 School Renovations 41,800.000 Total Debt Exclusion 79,414,256 Operating Overrides 1988 Operating Budget 659,912 1989 Operating Budget loss 1989 Operating Budget Loss DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 23 1989 Fund collective bargaining agreement loss 1989 Operating budget loss 1989 Operating Budget 203,800 1990 Operating Budget loss 1991 Operating Budget 146, 169 1991 Revaluation Cost Loss 1991 Employee Salary Increases Loss 1991 Paint/Repair Town Hall Loss 1991 Reconstruct intersection Loss 1991 Renovate Town property Loss 1992 Operating Budget 392,416 1995 Operating Budget 358,000 1999 Operating Budget Loss 1999 Operating Budget 380,000 2001 Operating Budget 300,000 Total Operating Overrides 2,440,297 Estimated Future Overrides The Town Manager has conservatively estimated that a general override of approximately $485,000 will be needed in FY2004 and a general override of $419,000 will be needed in 2007. Cohasset Village Improvements The Town has prepared a preliminary plan for improvements to Cohasset Village to be funded by funds from the MBTA Mitigation Agreement and a state Public Works Economic Development (PWED) grant. The total project cost is estimated at $2.230 million. The PWED grant in the amount of $1.5 million dollars has been awarded to the Town and the balance of the project will be paid by the MBTA under its mitigation agreement with the Town. Administration In 1997 the Town implemented a revised charter (Chapter 34 of the Acts of 1997) which strengthened town administration by providing for a Town Manager to provide administrative and managerial direction to the Town. The five-member Board of Selectmen was retained and this Board appoints the Town Manager and provides him with policy direction. Boards with responsibility for infrastructure include the Board of Water Commissioners and the Board of Sewer Commissioners. Revenue from water and sewer rates is credited to special revenue funds and can only be spent for water or sewer purposes respectively. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 24 B. FUTURE SCENARIOS Purpose Developing scenarios of alternative futures is a way to manage uncertainty. Alternative land uses can have very different impacts on the community, and it is instructive to estimate their relative costs and benefits in establishing an overall policy direction. In addition, there is uncertainty about when or to what extent the development envisioned by zoning will actually occur because it is affected by changes in demographic trends, national economic growth, and rates of development in adjacent and/or competing communities. It is useful to anticipate the magnitude of impacts from different rates of development so that the community can prepare for whatever economic conditions ultimately unfold. Scenario results can help guide the town in deciding which policy direction to take in encouraging future land use patterns, and in assessing the relative fiscal implications of different rates and intensities at which development may occur. The scenarios prepared for Cohasset as part of the Master Plan process focus on potential impacts on the town’s budget of different growth levels. They are simple models that are not sufficiently refined to evaluate specific parcels or proposals. Moreover, dimensions such as quality of life, the environment, economic development, and responsibilities to the larger region which are equally, if not more important, to long range planning than balancing the Town’s budget, are not built into this analysis. The scenario findings should therefore be used with care. Findings Modeling the scenarios revealed several significant findings to help guide Cohasset’s land use policy: • Fiscal impact need not be the primary driver for decisions that will determine the future quality of life in Cohasset. Even in the highest growth scenarios, the fiscal impacts of the alternatives were relatively minor, generally less than 5% of the Town’s 2002 revenue of $27 Million. The overall implication is that Cohasset’s fiscal capacity puts it in the enviable position of being able to explore different alternatives for how it wants to develop rather than having to spur development to ensure fiscal survival. • Residential development generates more costs than revenues, but at a scale which has little impact on the overall budget. Single family houses do result in lower net DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 25 costs than multifamily developments, but this is because single family housing units have a higher average value than multifamily units, producing more tax revenue for the Town. It is not because multifamily units have a higher average cost to the town for education or general government, as is often believed. • Acquiring open space is more expensive than residential development on a purely fiscal basis, but a fairly aggressive program is still within the Town’s means, especially if non-purchase alternatives are leveraged and non-fiscal benefits are weighed. Although the scenarios assume that the Town would purchase open space at market prices, in practice the Town is likely to pursue methods of reducing its direct costs, such as grants, donations, conservation restrictions, and so on. • Commercial development does contribute positively to net revenue, but to be a significant contribution, must be of such large scale as to substantially change the town’s character. General Assumptions and Methodology Separate scenarios were developed for Residential Build Out, Open Space Acquisition, and Commercial/Industrial Expansion. Low, Medium, and High scenarios for each land use type incorporate different rates of growth that reflect historical rates of development along with reasonable or desirable variations above and below. Scenario outputs are incremental annual net revenue to the Town, based on simple models of costs and revenues, and are captured in “snapshots” of the fiscal implications taken at Years 5, 10, and 20. Because the scenarios were intended to provide high-level guidance, every effort was made to reduce complexity, maintain a conservative bias toward overestimating costs and underestimating revenues, and use the most reliable data available. The analysis does not examine individual parcels of land, but is based on data aggregated across the town or across zoning districts. The scenarios do not consider, for example, whether development of a specific vacant commercial parcel is limited by poor street visibility or the presence of wetlands. Conservative assumptions compensate for the aggregate nature of the data, but the scenarios should nevertheless be used only for assessing large scale differences among policy alternatives. Detailed assessment of specific parcels or projects would require more refined analysis at a lower level of detail. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 26 Key assumptions underlying the scenarios include: ƒ Revenue and cost calculations focus on the largest categories in the Town budget: property tax revenues, and operating costs for schools and police/fire/general government. Current Town-wide or zone-wide averages are used, e.g., cost per resident, per pupil, per acre, etc. ƒ All calculations are in current dollars, with no adjustments for inflation or the time value of money. ƒ New construction is assumed to have the same value as the average property already built. New houses in particular tend to be larger and more expensive than the average existing home, which would increase the amount of tax revenue gained over that shown in the model. ƒ The real estate property tax is the only source of revenue included. However, since real estate taxes are the most significant source of revenue, the lack of other revenue sources does not grossly affect the relative outcomes. ƒ Cost calculations assume that each new resident, school-aged child, or square foot of commercial development generates costs equal to the average for those already in town. For example, each additional pupil costs the average $7,354/year shown in today’s school budget. This is a conservative assumption in that many costs are largely fixed, and the addition of a few children or a few houses does not appreciably increase the town’s costs if the services are not already stretched to capacity. By the same token, the model does not include capital costs for situations in which growth requires significant capital expenditure, for example, construction of new classrooms or a fire substation. ƒ Data sources are the most reliable and recent available from the Cohasset Tax Assessor, Finance Department, U.S. Census, and other published sources as well as CDP research in other towns. Residential Scenarios Cohasset’s housing stock is predominantly single family homes, which have been increasing at a fairly steady rate of 10-20 houses per year over the last decades. However, with single family valuations averaging $560,000, housing affordability is a growing concern. A 200 DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 27 unit apartment complex including units designated as affordable under Massachusetts GL Ch.40B has been recently proposed. The three residential scenarios are based on different rates of growth in single family houses near the historic average, with the addition of 1-2 multifamily and senior housing projects during the planning period: ƒ Low Buildout: 5 single family homes built/year, and no new multifamily/senior projects ƒ Medium Buildout: 10 single family homes built/year, a 200 unit multifamily project and a 60 unit, non-profit senior housing unit built during Years 5-10 ƒ High Buildout: 20 single family homes built/year, a 200 unit multifamily project and a 60 unit, non-profit senior housing unit built during Years 5-10, and a second 200-unit multifamily project built during Years 11-20 The Residential models reveal a relatively minor impact from residential development in all scenarios: ƒ Residential development generates more costs than revenue because of the cost of providing services, especially education, to new residents. However, the net annual impact from even the high growth scenario represents less than 3% of today’s Town budget. In other words, single family growth above historic rates and including new multifamily and senior housing appears to be well within Cohasset’s fiscal capacity. Overall, the qualitative effects of providing a broader range of housing options are a better basis for decision making than the relatively small fiscal impacts identified in the scenarios ƒ Contrary to common expectations, apartment complexes are projected to generate fewer children for the school system than the equivalent number of single family homes. However, apartments are more expensive to the town on a net basis because their lower per-unit property valuation yields less revenue. Residential Assumptions The model conservatively assumes that new houses have the same value as the average property already built. In fact, houses built in the last decade have tended to be larger and more expensive than the average existing home, which would increase valuations and tax revenue. Valuations for apartments and senior housing are estimated from current data for Cohasset condominiums. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 28 The trend toward larger houses is reflected in the increased number of bedrooms across the scenarios. However, the average number of children per household remains constant because houses, not families, are growing in size nationally. The projected number of school age children from multifamily projects is based on the mix of unit sizes recently proposed for a multifamily project in Cohasset, combined with actual student counts from an existing apartment complex in Lexington. Non-school costs are based on the Town-wide average per capita, adjusted to allocate 90% of the total to Residential land use in rough proportion to its share of the Town’s total property valuation. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 29 Table 1: Detailed Assumptions for Residential Scenarios Assumptions for Residential Scenarios Low Medium High Rationale Single Family Houses Built - Per Year 5 10 20 Historical rate of 10-20 permits/year Multi-Family Units Built - Total 0 200 400 Size of proposed Avalon Bay development Non-Profit Senior Housing Units Built - Total 0 60 60 Size of typical senior housing development # of Bedrooms per Single Family House 4.2 4.6 4.8 Average from Tax Assessor data for all single family homes, homes built since 1990, and since 1996 # of School Aged Children/Single Family House 0.57 0.57 0.57 Estimated 1250 children in Cohasset school system living in 2197 single family homes # of School Aged Children/SF Bedroom 0.14 0.12 0.12 Derived from data above # of School Aged Children/ multifamily Apartment 0.38 0.38 0.38 Based on data collected from MF projects in Lexington, combined with the unit mix of the proposed Avalon Bay Cohasset project # of School Aged Children/Senior Unit 0.00 0.00 0.00 Based on data collected from MF projects in Lexington, Sudbury, Lincoln, and other towns # of Residents/Single Family House 2.85 2.85 2.85 U.S. Census 2000 for Cohasset # of Residents/Multi Family Unit 2.00 2.00 2.00 Based on data collected from MF projects in Lexington, combined with the unit mix of the proposed Avalon Bay Cohasset project # of Residents/Senior Housing Unit 1.10 1.10 1.10 Assumes only one-bedroom apartments in complex Average Single Family Valuation $560,000 $560,000 $560,000 Cohasset Tax Assessor Average Multi Family Unit Valuation $300,000 $300,000 $300,000 Based on Cohasset Tax Assessor data for condominiums Average Senior Housing Unit Valuation $250,000 $250,000 $250,000 Based on Cohasset Tax Assessor data for condominiums Residential Tax Rate/$1000 Valuation $11.48 $11.48 $11.48 Current property tax rate Police/Fire/General Government Costs/Resident $930 $930 $930 $1034 per capita cost from Cohasset Finance Department; 90% allocated to Residential based on its share of total valuation School Cost/Pupil $7,354 $7,354 $7,354 Current cost from Town DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 30 Open Space Scenarios As Cohasset continues to develop, the amount of land in natural cover and in recreational and agricultural uses will decline. The open space scenarios project three rates at which the Town could purchase land to preserve it from development: ƒ Low Acquisition: Purchase of 5 acres of open space/year ƒ Medium Acquisition: Purchase of 10 acres of open space/year ƒ High Acquisition: Purchase of 20 acres of open space/year Each scenario compares acquisition of open space with development of an equivalent amount of land for single family houses, the most likely alternative use for vacant residential land in Cohasset. Because the benefits of open space preservation– environmental protection, community preservation, recreation – are not quantified in this analysis, any scenario based on acquiring properties at market prices will be more expensive than developing the land: ƒ In the peak Years 15-20 of the High scenario, cumulative acquisition of 400 acres of open space yields an annual cost of $3.5 million, about 13% of today’s Town budget. Because of the staggered bonding of the individual purchases, the annual cost drops each year beyond Year 20 as the Town completes its acquisition program. The magnitude of the expenditure suggests that pursuing donations, grants, and conservation restrictions is appropriate should the Town opt for an aggressive open space preservation program. Were half of the land in the High scenario donated or protected through conservation restrictions, the annual cost would fall by $1.4 M. ƒ Consistent with the residential scenarios, alternative development of the land for single family houses also has a net cost, although much less than that of open space acquisition (2.4% of budget). In fact, from a pure fiscal impact perspective, both alternative uses are less desirable for the Town than the status quo, in which vacant residential land generates tax revenue, but requires no services. Obviously, the land’s status as open space is not protected in that situation, but that perspective reinforces the point that non-purchase techniques such as conservation restrictions may be much more cost-effective than acquisition, while accomplishing many of the same goals. For example, if the High scenario were achieved exclusively by conservation restrictions that took the property DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 31 completely off the tax rolls rather than through acquisition, open space protection would cost $100,000/year less than residential development. Looked at another way, the model’s assumptions indicate that the fiscal impact of residential development and the cost of open space preservation is the same when the open space can be “acquired” for less than about $2,800 per acre. Open Space Assumptions The scenarios assume land is purchased at the average tax valuation for vacant residential land. This is an extremely conservative assumption for two reasons: 1) land protected as open space is often less valuable than average because of limited suitability for development due to poor access, steep slopes, wetlands, etc., and 2) Towns often protect open space at a cost much less than market value through grants, donations, or other means not involving outright purchase, such as conservation restrictions. The scenarios’ purchase assumption therefore maximizes the cost side of the equation. The model accounts for the acquisitions as a series of annual borrowings. Issuing bonds is a common way to fund capital expenditures by spreading the cost beyond the year of the purchase, but it also increases the overall amount of spending by incurring interest charges. For the residential alternative, the number of houses developed on the acquired land is based on the Residential B minimum lot size of 35,000 sq. ft., with all other assumptions corresponding to the residential scenarios. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 32 Table 2: Detailed Assumptions for Open Space Scenarios Assumptions for Open Space Scenarios Low Medium High Rationale Acres of vacant residential land purchased/year 5 10 20 Based on historic rates of open space protection # of Single Family Houses/Acre 1.24 1.24 1.24 Based on Res B Minimum Lot Size of 35,000 sq. ft. # of School Aged Children/SF House 0.57 0.57 0.57 Estimated 1250 children in Cohasset school system living in 2197 single family homes # of Residents/Single Family House 2.85 2.85 2.85 U.S. Census 2000 for Cohasset Average Vacant Residential Valuation/Acre $100,000 $100,000 $100,000 Cohasset Tax Assessor average for vacant residential Average Single Family Valuation $560,000 $560,000 $560,000 Cohasset Tax Assessor Residential Tax Rate/$1000 Valuation $11.48 $11.48 $11.48 Current property tax rate Police/Fire/General Government Costs/Capita $930 $930 $930 $1034 per capita cost from Cohasset Finance Department; 90% allocated to Residential based on its share of total valuation School Cost/Pupil $7,354 $7,354 $7,354 Current cost from Town Open Space Maintenance Cost/Acre $250 $250 $250 CDP estimate Open Space Bond Term (Years) 15 15 15 Cohasset Finance Department Open Space Bond Interest Rate 5% 5% 5% Cohasset Finance Department Commercial Scenarios Most of the land in Cohasset zoned for commercial and industrial use is developed at less than the maximum permitted by zoning, especially the low-density developments along Route 3A. Analysis of tax assessor data indicates that an additional 12 million square feet of commercial/industrial space could theoretically be developed in the Town, in addition to the 1 million square feet currently existing in these zones. The three Commercial scenarios are based on different rates of building out this potential amount of floor space: ƒ Low Expansion: Buildout to a total of 10% of the potential increment in 20 years for all zones except for the Village Center, where space remains at today’s level ƒ Medium Expansion: Buildout to a total of 25% of the potential increment in 20 years in all zones ƒ High Expansion: Buildout to a total of 50% of the potential increment in 20 years in all zones While commercial and industrial development is part of a healthy economic mix, the scenarios indicate that it should not be viewed as a panacea even from a strictly fiscal standpoint: DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 33 ƒ As with residential development, the fiscal impacts of commercial development are minor relative to the Town’s overall budget, although in all scenarios they were found to have net positive impacts. Even in the highest growth scenario, representing construction of 6 times the floor space that currently exists, the Town would net less than $1 million/year (3.4% of the budget). ƒ The amount of commercial space needed to generate net revenue of $1 Million/year is more than four South Shore Plazas. Because it is unlikely both that market demand would support such massive development and that the Town would accept the resultant impacts on traffic and community character, it is not appropriate to look at commercial development as a painless way to enhance the Town’s fiscal situation. Commercial Assumptions Because the analysis does not account for factors limiting development on specific parcels, it indicates a very substantial total of 12 million sq. ft. of potential floor space in the Town. A more conservative figure of 50% buildout of this potential was used for the High scenario. Still, this 6 million sq. ft. represents an amount of space six times the existing built space, or more than five Prudential Towers. Cohasset is not expected to experience or even desire growth of that magnitude, but it is instructive to gauge the impacts of significant commercial growth. The initial annual rate of growth in the High scenario is roughly 100,000 square feet, about the size of a single regional supermarket. Tax revenues are based on current average commercial/industrial valuations. Non-school costs are 10% of the Town’s total, in proportion to Commercial/Industrial uses’ share of total valuation, expressed per square foot of built space. Growth of commercial space was spread across the 20 year time horizon using compound annual growth rates – constant percentage rates of growth over the period. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 34 Table 3: Detailed Assumptions for Commercial Scenarios Assumptions for Commercial Scenarios Low Medium High Rationale % of Potential Buildout by Year 20 Based on Total Potential Capacity of 12 MSF of Built Space from Tax Assessor Database Tech Business 10% 25% 50% Highway 10% 25% 50% Light Industry 10% 25% 50% Downtown 0% 25% 50% Annual Average Growth Rate in Built Space Compound Annual Growth Rates Derived from Buildout Assumption Tech Business 6.3% 10.2% 13.6% Highway 2.3% 4.6% 7.0% Light Industry 7.4% 11.5% 15.1% Downtown 0.0% 4.1% 6.4% Average Commercial Valuation/Sq.Ft. $75.00 $75.00 $75.00 Cohasset Finance Department Total Assessment / Estimated Gross Square Feet of Built Space in Commercial Zones Commercial Tax Rate/$1000 Valuation $11.48 $11.48 $11.48 Current property tax rate Police/Fire/General Government Costs/Square Foot $0.70 $0.70 $0.70 $1034 per capita cost from Cohasset Finance Department; 10% allocated to Commercial/Industrial based on its share of total valuation DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 35 IV. THE WATERFRONT Cohasset residents value the diversity of its beautiful landscape, but the waterfront and shoreline have a special place in the heritage and identity of Cohasset. Respondents to the survey emphasized the importance of ocean views and access. The town has 6.12 miles of shoreline, but only 3.4% of that shoreline is publicly owned, the smallest percentage of public coastal frontage of any municipality in the South Shore region from Weymouth to Plymouth. Most Cohasset residents, who do not live directly on the water, gain physical access to the shoreline at Sandy Beach (owned by an association but open to all town residents), Bassing Beach (also a private association for Cohasset residents, and currently closed because of pollution, but located in GOALS ƒ Support the viability of commercial fishing ƒ Maintain a balance of recreational and commercial use of the harbor ƒ Enhance public access to the Harbor and shoreline DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 36 Scituate) or the harbor area, and they enjoy visual access, when not blocked by fences or hedges, by traveling along Jerusalem Road and Atlantic Avenue. The small size of Cohasset Harbor and the multiple interests with claims on a limited scenic, recreational, and economic resource – environmental health, commercial fishing, recreational boating, public access, residential quiet, the hospitality business – will always make management of the Harbor a delicate issue. A. CURRENT CONDITIONS Boating. Cohasset Harbor continues to host a small working fishing fleet, as well as a larger contingent of pleasure boats. The Harbor has been at capacity for some time with approximately 300 recreational and commercial boats, and the harbormaster maintains a long waiting list for slips and moorings. The lobster fleet is limited both by space, and by the carrying capacity of the lobster population and state limits on traps. The Town’s improvements to the dock and landing have eased operational concerns for commercial fishermen and for private boaters, but cannot alter geographic constraints. Civic uses at the Harbor have expanded recently with a boating program and completion of function hall renovations, and other site improvements. The only public boat launch is at the end of Parker Avenue. Given the regulations on transfer of moorings, it is essential that sufficient moorings remain available to maintain the viability of commercial fishing in Cohasset. A recent dredging project in the Harbor expanded available moorings, but a large waiting list for moorings remains. The private Cohasset Yacht Club expanded slip space in the mid-1990s, and is also at capacity with a waiting list. The private Cohasset Sailing Club, operating from a building leased from the Town, does not provide regular slip storage, but enjoys a vibrant and active membership. Cohasset Harbor Marina, another private facility located in Bailey’s Creek, provides some boat slips. Many Cohasset boaters use mooring and docking facilities in other communities owing to the tight space in the Harbor. Balancing the concerns of residents on Parker Avenue, where the Town’s public boat ramp is located, with boat owners who would like access to the Harbor is an ongoing issue. The Harbor was dredged in 1998-1999 with federal funding to correct silting over the 25 years since the last previous dredging. A boat pump-out facility has been located on a boat at the town pier at Government Island. Landside development. The tight proximity of residential and commercial interests in the Harbor has often made discussions about physical improvements and changes in use contentious. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 37 Except for several town-owned parcels, the waterside land in the Harbor zoned as Waterfront Business is occupied by the Cohasset Harbor Resort and related businesses. The Cohasset Revitalization Corporation, which is supported by the Harbor Resort owners, proposed streetscape and aesthetic improvements for the Harbor area. The fact that one owner controls most of the commercial properties – which depend on drawing customers from outside of Cohasset -- and is also the major financial supporter of the Revitalization Corporation is a source of tension. The most recent streetscape plan was rejected by Town Meeting in fall 2002. Residents in the Harbor area, as well as others in Town, were concerned that a proposed replacement of a fence would result in a design incompatible with Cohasset character and that design changes were being driven by the availability of funding rather than need. However, some safety, aesthetic, and parking improvements are needed in the Harbor and should be designed to benefit the community at large as well as private businesses. The same owner also owns the Mill River Marine Boatyard on Border Street at the entrance to the Gulf, an iconic site that has been a favorite with artists in the Boston region. At one time the owner proposed a condominium project at that site to help underwrite the cost of rehabilitating the boatyard but recent Town zoning changes made the housing project moot. The boatyard buildings are now believed to be beyond repair and there have been discussions with the Community Preservation Committee about town purchase for a park with boat slips. However, Town support for keeping Mill River Marine an operating boatyard is very important to the continuing health of the small local marine economy. Seawalls. Public and private interests have funded a $15,000 study of the Cohasset Harbor seawalls by Vine Associates and completed in spring 2003. It includes 311 feet of wall from Atlantic to Mill River Marine and 455 feet of seawall from Lawrence Wharf to Cohasset Harbor Resort. The study’s conclusions have not been released at the time of writing. The estimated cost of improvements is $4-5 million and costs are anticipated to be shared between the Town and private interests. Commercial fishing. Preservation of the fishing fleet in Cohasset has strong support in the community, and meets the goals of economic diversity and preservation of the Town’s historic character as a fishing village. In addition to preservation of moorings for commercial fishermen, the Town needs to preserve the on-land support system for the fishing fleet, for example, maintenance of a boat repair and haul-out facility, the maintenance of sufficient parking to meet DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 38 both the needs of the fisherman and the public’s right to access, and preservation of a lobster pound business or similar operation where the catch can be temporarily stored and/or marketed. Fueling and waste pump-out facilities would also be beneficial. One way to balance multiple demands on the Harbor is to create a Municipal Harbor Plan that designates areas for water-dependent economic uses. In this way the Town could legally reserve some harbor space for commercial fishing. Although state-approved municipal harbor plans are generally undertaken by larger communities, the small size of Cohasset, coupled with the recent completion of dredging, would probably make the planning process less burdensome than in larger contexts. The Cohasset Center for Student Coastal Research could assist in creating the plan. B. RECOMMENDATIONS Waterfront Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Support the viability of commercial fishing Create a Municipal Harbor Plan H S Maintain Mill River Marine as an operating boatyard H S Maintain the Lobster Pound H S Maintain a balance of recreational and commercial use of the Harbor Maintain the existing number of mooring and slip spaces Seek increased boating facilities for all users, including marina support facilities, education and safety programs M M, L Enhance public access to the Harbor and Shoreline Improve sidewalks and parking at the Harbor, while respecting the residential context Improve pedestrian safety and access H S Manage parking and evaluate alternatives to car access M M . DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 39 V. NATURAL AND CULTURAL RESOURCES GOALS Natural Resources ƒ Protect drinking water supply and water quality ƒ Promote environmentally healthy inland and coastal water resources ƒ Protect the natural environment, including wildlife habitat and wetlands ƒ Preserve scenic beauty and local landscape character ƒ Promote resident knowledge and understanding of local natural systems and sound land management practices ƒ Balance protection of resources and habitat with recreational uses Cultural Resources ƒ Protect historic resources ƒ Identify significant buildings and landscapes through the first half of the 20th century ƒ Increase public understanding of historic resources of the 19th and 20th centuries through interpretive and educational materials ƒ Support community cultural institutions such as the South Shore Art Center and the Center for Student Coastal Research DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 40 A. CURRENT CONDITIONS Cohasset updated its Open Space and Recreation Plan in 2002. Information from that plan is summarized below. For detail on existing conditions and particularly on vegetation and wildlife, the plan should be consulted. NATURAL RESOURCES Natural features and environmental quality are the foundation for the superior quality of life to be found in Cohasset. The physical beauty of the Town’s setting, characterized by hilly terrain, alternating exposed ledge and outcroppings with wetlands and estuaries, bounded by the Atlantic Ocean, the Gulf, the hilly forests of Wompatuck State Park, numerous brooks and the Lily Pond and Aaron River Reservoirs are merely the visible aspect of the fundamental role played by the natural systems locally. Residents understand this and readily identified protecting these natural assets as the foundation of their vision for the future. Natural resources provide essential services supporting life in Cohasset, including flood prevention and water purification, cleansing the air, and converting carbon dioxide to oxygen, improving soil quality, and improving estuary health for marine fisheries stocks. Eutrophication, or the loss of dissolved oxygen followed by algal blooms, stagnation and sedimentation of water bodies is a serious challenge both for drinking water and for habitat. Upland stormwater percolates into the water table, nourishing forests and fields, on its way towards reservoirs and wetlands, and accumulated nutrients fertilize the rich estuaries, incubating marine life. The closely linked dynamics of various natural processes also means that a threat or disturbance to one rapidly transmits its effects to the other functions in turn, with serious consequences. Over half of the Town is characterized by water resources. About a third of Cohasset has been designated core or priority wildlife habitat in the state’s BioMap. Whether it is reduction in habitat due to development, paving which prevents water to enter the soil, eroding slopes, nutrient overload from failing septic systems, or trampling which removes dune grasses, human activities will have effects – localized and short term, followed by deeper, longer term consequences which must be anticipated and moderated to preserve the overall quality of life. Repairing damaged environmental services, when possible, will pay significant dividends in economic terms, as well as through improved quality of life. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 41 (See Map 3 – Existing Conditions: Environmental Conditions and Map 4 – Land Use Suitability.) Land Form and Topography Cohasset’s topography is characteristic of lands formed by glacial action. The rocky shoreline, ledge, boulders, ponds and marshy depressions resulted from the retreat of glaciers twelve millennia ago, as well as the creation of drumlins such as Turkey Hill, Scituate Hill, Deer Hill, James Hill and Walnut Hill. The Town’s soils are either rocky or poorly drained, in both cases constraining buildings and septic systems. Called Cohasset because Native Americans found the “long rocky place” an excellent summer camp, the Town’s rocky coast has long marked its physical appearance. The ledge throughout the Town has long been the seminal distinguishing physical feature of Cohasset when compared to neighboring towns. The vistas along the oceanfront are also a dominating distinguishing characteristic, and drives or walks along the oceanfront are popular with residents and outsiders alike. Residents are increasingly concerned about protecting ledge outcroppings from blasting due to development. Since development now reaches to land once considered marginal or difficult to develop because of ledge, blasting of ledge has become more prevalent than before. Although the Zoning Bylaw contains an earth removal provision, it offers little protection against ledge removal. One attempt to strengthen this provision by citizen petition, with specific restrictions on ledge removal, was defeated at a recent Town Meeting. A majority voted for the measure, but not the super-majority needed to effectuate zoning change. A second zoning petition on ledge removal was withdrawn. Water Resources Salt water resources include Cohasset Harbor and Little Harbor, the Gulf River Estuary and Straits Pond. Straits Pond is part of the Weir River Area of Critical Environmental Concern, designated in 1986 because its marshes were threatened by runoff and leaching from septic systems. Tidal gates at the west end of the pond regulate the exchange of sea water from the Weir River with the pond’s water. The Straits Pond Watershed Association, formed in 1999, promotes water quality and aesthetic improvements in the pond. Saltwater wetlands border the estuary and DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 42 parts of the harbors. The Town also has diverse sources of fresh water including the Aaron River and its reservoir, Lily Pond, Sanctuary Pond, Bound Brook, Herring Brook, Brass Kettle Brook, James Brook, Turkey Hill Run, and Rattlesnake Run. In addition to numerous small wetlands, the town has two significant swamps – Great Swamp and Breadencheese Swamp. Thirty-six percent of Cohasset’s land is in the watershed of Lily Pond and the Aaron River Reservoir. Vegetation Cohasset has over a thousand acres of forested land and significant salt marshes and forested swamps. Oak and white pine predominate in the upland forests, with American holly and eastern hemlock in significant stands. The swamps are dominated by red maples, though it is likely that the Great Swamp once supported Atlantic white cedar, which was over harvested by early settlers Wildlife Cohasset’s diversity of habitat – forest, wetland and coast – supports a wide range of animal species. Because the Town has many protected acres of contiguous forest, it has a number of species, such as box turtle, hermit thrush, and black-throated green warbler that cannot survive in the more fragmented habitat characteristic of most suburban and urban areas. The most important natural wildlife corridors exist in the forested areas along the Aaron River, Brass Kettle Brook, and Bound Brook, though smaller streams and the Gulf also function as corridors. Salt water species range from striped bass to lobster. Many types of shore birds, including least tern, have been observed on the beaches, and the red maple swamps also provide important habitat. Thirteen vernal pools have been certified in Cohasset. Environmental Issues Cohasset has been vigilant and active in its efforts to preserve and protect its natural heritage, ensuring that it can continue to serve and benefit future generations. Preservation of drinking water quality and supply, as well as the quality of other water resources, are the highest priorities followed by preservation of wildlife habitat. The Water Department is charged with maintaining the quality of Town drinking water, whether from the open reservoirs of Lily Pond and the Aaron River Reservoir, or from aquifers DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 43 and well fields. Efforts to eliminate threats from septic system failures, stormwater runoff, and toxic spill threats are all underway and the Town has acquired lands that partially protect Lily Pond. Programs to reduce nonpoint source pollution and development of a protocol to control potential hazardous spills on King Street are now being planned. The pollutant source at the closed, capped landfill at the Cohasset Heights Landfill site has been intercepted with facilities to strip hydrocarbons from the plume and plans to continue monitoring and improving remediation. This leaves more diffuse organic contamination as the primary contamination issue, though it does not pose an expected hazard to water quality. While fresh water and drinking waters have received much beneficial attention, marine and estuary waters continue to be burdened. Decades ago, pollution from local septic systems and runoff led to the closing of shellfish beds in the Harbor, Little Harbor, and the Gulf, as well as designation of the ACEC. More recently, with efforts to improve conditions around Little Harbor, shellfish populations have begun rebuilding there, but it is still polluted, particularly the poorly flushed upper reaches. The local persistence and health of the lobster fishery remains the bright spot in this story. The sewer project in North Cohasset has improved water quality in Straits Pond. Chronic flooding is being addressed through the James Brook culvert project and estuary health is being improved through changes to the flood gates at Jacob’s Meadow which will help to maintain ecosystem integrity at James Brook. Further information on water quality preservation efforts can be found in Chapter IX. Cohasset’s 1996 Open Space and Recreation Plan contains a baseline wildlife inventory and recommended action items. The 2002 update to the plan includes continued work on many of these action items including more detailed inventories, management of invasive vegetation with low habitat value, and identification and preservation of key links in habitat corridors. CULTURAL RESOURCES Geography and natural resources constrained and ordered the settlement of Cohasset, and continue to guide and order land use. Founded so that ships from its harbors could fish the rich waters offshore, Cohasset later looked inward towards farming and forestry until rural, scenic aspects of its setting and rail access became primary factors. Cohasset’s culture continues to reflect its historic bond to the land and physical remoteness from population centers. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 44 Townspeople continue to focus on the conservation of Cohasset’s cultural as well as its natural heritage -- the houses, neighborhoods and civic features that embody the community. Much of the Town’s character is experienced from the roadside as one travels through the community. Jerusalem Road, Atlantic Avenue, Forest Street, King Street, and Beechwood are all well known locally, if not nationally, and have superb, yet highly varied appearances. Ledge, rock outcroppings and the need to move around, rather than through, them is a significant local feature These roads are highly varied in design and character, helping to intensify the experience of place, establishing memorable views and spatial sequences, highlighting both the landscape and the built works arrayed throughout. This rhythm of woods bounded by fields and fences; trees lining the roads; and groups of homes and buildings in harmonious ensembles, embodies and crystallizes the cultural underpinnings of each period of settlement and activity. Historic resources Cohasset has one local historic district, Cohasset Common Local Historic District, which includes 31 properties. External changes to properties in a local historic district are subject to mandatory review by the Town Historical Commission and cannot be made without a Certificate of Appropriateness. The Town also has three National Register Historic Districts – Cohasset Common (with 54 resources), Government Island (22 resources), and Bates Chandlery (9 resources). These resources are listed on the National Register of Historic Properties as significant but this listing does not protect them from inappropriate changes except in the case of federal projects. There are also three National Register individual listings: Central Cemetery, the modernist Hagerty House designed by Walter Gropius, and Caleb Lothrup House. The Historical Society used to be located in the Caleb Lothrup House but recently bought the original Paul Pratt Memorial Library from the Town. Most of the listed historic sites date from the colonial period and the early nineteenth century. In addition to these listed historic sites, Cohasset has many other significant buildings from later historical periods that may be worthy of historic designation, from the Victorian mansions along Jerusalem Road to the handful of modernist homes in Town. Unlike many Towns with significant historic resources, Cohasset does not have a Demolition Delay bylaw to withhold a demolition permit for a period of six months to a year if the Historical Commission finds a building to be historically significant. During the period of delay, efforts to find alternatives to DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 45 demolition can be pursued in order to preserve the historic building through adaptive reuse. The lack of a Demolition Delay bylaw means that, except in the local historic district, the Town has no recourse against removal of historic buildings that contribute to the town’s visual and community character. Cultural organizations The new Pratt Library has opened in the old Osgood School and it will share the building with the Children’s Discovery Museum operated by a local non-profit. Cultural institutions such as the South Shore Music Circus and the South Shore Arts Center are also important fixtures in the cultural life of the community. The Arts Center has recently established studio spaces above the Center for Student Coastal Research educational facility recently established at Government Island in the former Hagerty showroom building. The creation of a nature trail and boardwalk into the wetlands behind the Osgood School is another community effort which links and makes evident the strands of life in Cohasset. B. RECOMMENDATIONS Natural Resources Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Protect drinking water supply and water quality Reduce nonpoint source pollution from public and private sources Implement Water Commission programs for control of nonpoint source pollution and potential hazardous spills and water conservation H S Control and reduce pollution at Little Harbor through sewer extension H M Protect the natural environment, including wildlife habitat and wetlands Protect upland buffers to salt marshes to reduce pollution from runoff H M Identify/evaluate rare species habitat and develop appropriate management and protection plans M M Organize volunteer habitat inventory projects M M Identify and eliminate patches of invasive vegetation with low habitat value, such as Phragmites and purple loosestrife M M DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 46 Enhance the habitat value of Bound Brook M M Aggressively control invasive species (plant & animal) by natural remediation strategies M M Identify and certify vernal pools, perhaps through school programs L M Preserve scenic beauty and local landscape character Study and designate important views and evaluate creation of zoning overlay districts to limit reductions in the most important view areas H M Protect steep slopes and ledge Enact an earth removal and ledge protection bylaw H S Balance protection of resources and habitat with recreational uses Implement the Water Department’s trail concept for the Aaron River Reservoir to provide recreational use while providing better management and maintenance M M Promote residents' knowledge and understanding of local natural systems and sound landscape management practices Develop public education programs on environmentally sound landscaping practices and backyard wildlife habitat, using existing resources such as National Audubon’s Landscaping for Healthy Planet H M Cultural Resources Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Protect historic resources Consider enacting a Demolition Delay bylaw H S Identify significant buildings and landscapes through the first half of the 20th century Continue the inventory of significant buildings and landscapes through the first half of the 20th century for state and national register listing M M, L Consider a landmark bylaw to provide protection under the Historical Commission of individual properties outside the local historic district -- with permission of property owners M M Use Community Preservation Act funds to acquire or restore significant historic resources H Ongoing Increase public understanding of historic resources of the 19th and 20th centuries through interpretive and educational materials Increase opportunities for educational and interpretive experiences through an expanded program of markers and plaques L M Support community cultural institutions such as the South Shore Art Center and the Center for Student Coastal Research Use the Art Center and Coastal Research Center as resources for cultural and environmental activities in Town M M DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 47 VI. OPEN SPACE AND RECREATION A. CURRENT CONDITIONS Cohasset updated its Open Space and Recreation Plan in 2002. Information from that plan is summarized below and it should be consulted for further detail. Since the completion of the plan, the Open Space Committee has been developing a system to evaluate and rank open space resources based on an evaluation instrument previously developed by Community Design Partnership for the Town of Ipswich. With a more systematic GOALS ƒ Protect and enhance existing open space resources ƒ Develop greater resident awareness of conservation lands and recreational resources ƒ Seek greater resident access to waterfront and harbor resources ƒ Enhance local recreation options with pedestrian and bike trails and paths ƒ Expand recreational facilities and increase cool-weather activities ƒ Improve maintenance of town-owned open space resources ƒ Provide greater access for the disabled at key open space and recreational resources DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 48 understanding of which parcels should be candidates for acquisition, conservation restrictions or other forms of protection, and why, the Town can make more informed decisions when open space becomes available for purchase. Open Space The third of Cohasset that is protected open space is predominantly owned by the state and nonprofit organizations. Wompatuck State Park, with 1,015 acres and the Trustees of Reservations’ properties, Whitney and Thayer Woods and the Bancroft Bird Sanctuary, with a combined 593 acres, together account for the majority of the protected open space in Cohasset. The Cohasset Land Trust owns approximately 18 acres and there are conservation restrictions on about 9 properties, the largest of which is the Cabot and White Land. Until recently, the Town had acquired relatively little open space on its own, about 270 acres as of 1996, including 80-acre Wheelwright Park, which was donated to the town in a bequest. In the late 1990s, Cohasset collaborated with Hingham to purchase Turkey Hill, 20 acres of which are in Cohasset. Funds from the towns, two local land trusts, and a state grant were used to purchase the land. More recently the town used Community Preservation funds, along with state, land trust, and private funds, to acquire the 32-acre Barnes Property adjacent to Wheelwright Park. This property was identified in the 2002 Open Space and Recreation Plan as a key link in a wildlife habitat corridor anchored by Wheelwright Park. Other privately held open space lands have less protection against development. Agricultural, forested and recreational lands, including the golf course, benefit from the state Chapter 61, 61A, and 61B property tax abatement programs, but are only temporarily protected. The programs provide tax abatements for properties operated for forestry, agriculture or recreation when they might otherwise be developed. Should the owners later decide to develop the properties, the Town has the right of first refusal within a limited time period and a portion of the abated taxes must be repaid. However, the high price of land may make it difficult for Cohasset to exercise this option in many cases and the experience of other communities indicates that aggressive municipal entry into land sales can affect land values, generating expectations that the Town will be a ready buyer for any given property. Land purchase is therefore a tool to be used carefully, in a limited, targeted manner. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 49 Cohasset may be able to secure the essential aspects of certain land parcels by means other than acquisition of title, such as through gifts, bequests, creation of life estates, agreements, easements, and purchases of development rights. Development can be regulated to occur through cluster-style site plans in order to preserve significant areas of open space. Using the evaluation system for ranking parcels of interest for open space preservation, the Town can be ready to pursue strategies that include limited development that can underwrite the preservation of key areas as open space. For example, the Town can obtain control over desired parcels and then identify an appropriate development partner through a Request for Proposals process in which the Town sets the criteria for development and for preservation. As this report is being written, a citizens’ group is attempting to purchase the peninsula of James Island within Little Harbor. Preservation would prevent additional nutrient loading to the already burdened waters and provide a valuable educational and recreational resource. This group secured private commitments for one half of the asking price within a few weeks from concerned benefactors. Chapter III contains an evaluation of the costs for an ongoing land acquisition program to be implemented by the Town over a twenty year period. The purchase scenarios of 5, 10, and 20 acres per year were evaluated, resulting in 100, 200, and 400 additional acres of open space land being secured over the course of the program. Although the yearly costs to the Town range from several hundred thousand up to millions of dollars per year for this program, those costs would be partially offset by reductions in the potential demand for additional town services from the residential development eliminated. Even so, the magnitude of the expense strongly suggests that the Town should seek to acquire properties by means other than purchase. Much open land is protected by various environmental regulations constraining development in or near wetlands and waterways, or by topographical constraints such as ledge or soils which perc poorly, thereby increasing development costs beyond market feasibility. Where the regulatory structure, enforcement, or environmental constraints are certain, there is no need to acquire these lands to secure their preservation. While some constraints are absolute, others (such as construction on steep slopes) may be overridden by increasing desirability of the land or through technological advances that make it possible to build, despite the difficulty or the costs involved. While most of Cohasset receives Town water, only a portion of the town is sewered. Extension of sewer lines, increased capacities, new on-site technologies and additional use of the DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 50 facilities of neighboring communities may make land suitable for development that was previously considered undevelopable. The extension of sewer lines, for example, could be targeted to development that is compatible with specific town goals, such as development that maximizes open space preservation or provision of affordable housing. Recreation Cohasset is characterized by abundant natural features that encourage and support active, recreational lifestyles for people of all ages, interests and abilities. Every part of town shares in these amenities, whether the chosen activity is cycling a country lane, hiking through the hills, bird watching along the marshes, kayaking in the Gulf, or playing softball. Because so much local recreation depends on environmental health, enjoyment of recreational activities leads to additional support for environmental quality and improved facilities. Most residents replying to a survey distributed in conjunction with the recent update of the Open Space and Recreation Plan were “satisfied” or “very satisfied” with recreational facilities for both children and adults. Town owned facilities and programs include school playgrounds, athletic fields and facilities, Little League athletic fields, Lawrence Wharf, the Parker Avenue boat ramp, and the skating pond. The Recreation Department serves nearly 6,000 residents on average every year in a wide variety of after-school programs, summer sports and playground programs, and band concerts on the Common. Although town buildings are accessible to handicapped persons, many outdoor facilities still pose barriers. The Sandy Beach parking lot is owned by the town and a handicap accessible wooden walkway was recently installed from the parking lot to the beach. There are several facilities that are owned by nonprofits but are open to all town residents: Sandy Beach, the Cohasset Swim Center (with three open-air pools), the Sailing Club and the South Shore Community Center. A number of private sports groups also operate in town, often collaborating with the Recreation Department. Members-only or fee-based recreational facilities are the Cohasset Golf Club, the Cohasset Tennis and Squash Club, the Cohasset Yacht Club, and the Marina. Recreation Needs The one area where facilities fall short is in structured and indoor recreation facilities. A third of the respondents to the open space survey supported the idea of a recreation complex with a DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 51 skateboard or rollerblade park and an indoor pool. Master plan participants also noted the lack of an indoor gym or fitness center and pool facilities. Public tennis, basketball and handball courts might also find ready users. Boating is enormously popular, resulting in the single marina at the Harbor having a several-year waiting list for moorings. In upgrading or extending existing recreational facilities or in creating new ones, the Town must make efforts to provide reasonable access to persons with disabilities so that there are some outdoor experiences and recreational opportunities available to all. Potential recreation activities Cohasset offers many opportunities for new recreational activities. Amenities such as interpretive markers, bird and plant lists, journals kept at hilltops, artwork and thoughtfully designed improvements can add to the enjoyment of outdoor experiences. Wompatuck State Forest and Whitney and Thayer Woods could accommodate horseback riding. Recreational experiences can be enhanced with planned events and activities, ranging from kayak tours of the Gulf, debris cleanup along the ocean, and industrial archeology tours of Wompatuck’s base facilities. School programs, social organizations and Town committees can also be full partners in implementing activities and improving facilities. Inspired by the construction of the trail and boardwalk at the Osgood School, volunteers can control invasive species, build and maintain trails, and develop educational programs based on the town’s natural environment. Local businesses can also play many roles supporting recreation and use of open space by sponsoring or supporting activities. Opportunities also exist to co-brand businesses, either individually or through groups like the Chamber of Commerce, with particular sports, activities or locations where those sports are practiced in Cohasset. Creating a Pedestrian Network Many master plan participants identified the need for increased and improved walking facilities throughout Cohasset. Providing the ability for children to move from home to school to after school activities without the need to be chauffeured was often mentioned, as well as the improvement that meeting more neighbors in informal settings would have on community spirit.. Whenever sidewalks and trails connect to each other, adding links and completing circuits, they DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 52 add utility exceeding their length. If all of the paths and trails were mapped and known, it might be possible to travel through town on foot or by bicycle, rarely using roadways, providing enjoyable and complementary routes. Each walker and cyclist represents someone not in an auto, so additional facilities for those users can help to moderate traffic congestion. This would be particularly useful at popular and constrained locations like the Harbor and Village Center. If the Greenbush station is built at the Hingham town line as expected, many riders will live well away from the station. Efforts to further reduce Cohasset’s single driver commuting ratio will provide important congestion reduction benefits, particularly at rush hours. When commuting can feel a little more like recreation, quality of life is enhanced. The proposed Greenbush commuter rail line right of way is also the subject of a rail-trail project, which Cohasset is supporting. Conceptual Pedestrian Network Map 5 shows a conceptual pedestrian network , based on existing and planned sidewalks and trails, linking town destinations. Sidewalks already exist in the Village Center and the Harbor, and the Sidewalk Study Committee is recommending that the Town effectively double the length of its sidewalks by extending them along Jerusalem Road, Forest Street, and onto Beechwood and King Streets. There are trails in Whitney and Thayer Woods, Wompatuck State Park and Wheelwright Park that can be integrated into a wider system. A pedestrian network should complement the road network, but it need not be limited to existing roads for all of its routes. The goal should be to create continuity and to ensure that the system is clearly marked. To the greatest degree possible, the alignment of the paths and sidewalks should be accomplished though simple agreements, use of the public right of way, granting of easements and the like. Purchases or takings should be avoided as much as possible, except in the most critical of instances. Abutters should be encouraged to take on the responsibility for maintenance and upkeep where appropriate. The pedestrian network does not need to look the same or be constructed in the same way in all parts of town, but can reflect the particular character of the place and the type and intensity of use expected. It is important that new facilities not degrade the landscape features that make Cohasset’s setting so attractive, whether it is ledge, stone walls, or narrow and winding ways. In many communities there are well-known and cherished pathway networks which are informally DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 53 established and maintained. Those paths often depart from roadways, connecting along rear fence lines, climbing grades too steep for vehicles, passing along shorelines, and creating unique experiences for the pedestrian. The value of the network increases and local character is enhanced as the network grows, and owners and abutters take greater responsibility, adding personal touches and care. Paths and sidewalks that parallel or share space with roadways must minimize points of conflict or confusion with motorists through demarcation of the route and clear signs to alert motorists to the presence of pedestrians. Those paths or trails occasionally crossing roadways need to warn motorists sufficiently and provide visibility. In locations where traffic volume or speed are high, such as along Route 3A, or where visibility is poor and use is likely after dark, measures to consider would be further physical separation, reflective markings, and lighting. The simplest, least expensive and intrusive type of path should be used, with consideration for the type and number of users anticipated. Maintenance, cost and use throughout the year should be considered, and care taken not to overbuild or take on responsibilities that would be hard to maintain over time. Paths should not contribute to stormwater runoff or erosion, particularly near water bodies. Materials should be inert or biodegradable and the alignment of paths should minimize disturbance to landscape features such as trees, ledge, walls and fences, and wetlands. The path materials and construction should be simple, handsome and durable, ranging as appropriate from concrete sidewalk, macadam, and unit pavers to stone dust and dirt tracks. Depending on needs, the walkways can be two to eight feet wide, with or without curbs, strictly following the road alignment or diverging from it, separated by a planted strip from the road, or simply a very well marked and striped walkway at the side of the road. Other facilities, such as benches, interpretive markers and signs, and water fountains can add to the value of the pedestrian network. B. RECOMMENDATIONS Open space and recreation Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Protect and enhance existing open space Implement the results of the Open Space Committee’s land evaluation methodologies H ongoing DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 54 resources Link protected parcels and uses to provide a robust network for environmental, habitat and recreational needs Rank identified lands for purchase, acquisition, or open space easements H S Evaluate lands to establish conservation easements, and development or use restrictions, as appropriate, particularly environmentally sensitive areas identified in the Open Space and Recreation Plan H M Pursue protection for critical land parcels through conservation easements or purchase of development rights, and acquire them only when necessary or essential to guarantee the quality of the resource H M Develop greater resident awareness of conservation lands and recreational resources Create maps, trail guides, signage and other materials to publicize and encourage stewardship of conservation and recreational resources M M Seek greater resident access to waterfront and harbor resources See Waterfront strategies Study making Atlantic/Jerusalem one way on weekend and/or restricting auto use M M Enhance local recreation options with pedestrian and bike trails and paths Create a pedestrian network of sidewalks and paths connecting public open space and town destinations Continue to support the a rail trail project on the right of way of the Greenbush Line H ongoing Identify and create signs for bike routes and establish bike racks in the Village, at beaches and other high use areas M M Map all existing trails and make maps available to promote use and alternative circulation routes M M,L Plan sidewalks, paths and trails to be minimally intrusive, sized to anticipated users, durable and simple to maintain M M, L DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 55 Encourage private landowners to permit paths and trails on their property to be used by the general public, similar to Newport, RI, and Bar Harbor ME L M, L Expand recreational facilities and increase cool- weather activities Study construction of an indoor pool, fitness center and skateboard or rollerblade park. M M, L Improve maintenance of town-owned open space resources Review current maintenance practices and make changes where necessary, including volunteer programs, events, and sponsorship opportunities M M Provide greater access for the disabled at key open space and recreational resources Adopt a transition plan designating certain areas for ADA accessibility and ensure compliance in future improvements H S DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 56 VII. HOUSING AND RESIDENTIAL DEVELOPMENT Cohasset has excellent and expensive housing stock, and the cycles of housing growth over the course of the town’s history have created distinctive characteristics in different parts of Town, helping set Cohasset apart from other communities and increasing its desirability. These characteristics include small building lots and narrow frontages in older neighborhoods, entries which face on the street with shallow front yard setbacks, residential buildings of three stories or less that respond to the landscape, and elements of building design such as pitched roofs, ornamental cornice work and building detail, windows with smaller divided lights, and prominent use of local materials such as wood, slate, granite and fieldstone. The existence of distinct GOALS ƒ Promote compatibility with neighborhood, town, and open space character – as appropriate -- in creation of new housing ƒ Meet Chapter 40B goals for permanently affordable housing ƒ Provide housing options for Cohasset senior citizens who wish to downsize their housing DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 57 boundaries between settlement and activity areas, narrow, tree lined roadways which closely follow the original topography, and periodic focused vistas to the ocean and other water bodies characterize the settlement pattern. Larger scale public and civic buildings, many with spires and in prominent locations, mark community focal points. In recent years Cohasset’s residential desirability, combined with limited new building sites, has fueled a building boom, mostly in renovations, alterations and expansions of existing homes, but also in a moderate level of new construction. The effect that this activity has on town character and on remaining open space is a subject of concern to many people, while others find it part of a natural cycle of housing transformation. Town residents are also focusing more attention on housing for seniors and affordable housing. Older people who wish to leave single family homes but stay in Cohasset have few options. Young adults who grew up in town and wish to settle there find it difficult to enter the housing market because prices are very high, as do some town employees. In addition, because the town has not met the goal of 10 percent affordable housing under the state’s Comprehensive Permit Law, Chapter 40B, developers can propose so-called 40B projects that do not conform to local zoning. Three separate senior housing proposals with affordable components are in the preliminary discussion stage to use a new zoning overlay district passed in 2002. The new zoning allows for higher density when at least 25% of the units are affordable. A 40B project for 200 rental units is currently going through the permitting process. A. RESIDENTIAL DEVELOPMENT AND COMMUNITY CHARACTER Housing Stock and Residential Character Cohasset is overwhelmingly residential and most housing units are owner-occupied single family homes. According to the assessor’s department, 90.3 percent of Cohasset land parcels, covering 53 percent of the total land area, are residential. Out of 2,895 parcels and condominium units classified by the assessor as residential, 2,196 (68 percent) are single family homes and 205 are condominium units. Rental housing in Cohasset is limited. The 2000 census found that 85 percent of the 2,673 occupied housing units were owner-occupied, leaving 389 rented units. Some of these were undoubtedly single-family homes or condominiums being rented while the owners were DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 58 temporarily living away from Cohasset. The exact number of housing units consistently managed as rental units is not known. There are a handful of apartment buildings in Cohasset, including the Housing Authority’s rental units, and less than 110 two or three-family buildings. There may be as many as 300-350 rental units, given the structure of the housing stock. This estimate is based on an analysis of the assessor’s database and the following assumptions: ▪ Two-family buildings: 99 buildings with 114 rental units (the majority of two-family homes appear to have owner-occupants in one unit) ▪ Three-family buildings: 9 buildings with 22 rental units (5 buildings appear to be owner-occupied and 4 do not) ▪ Multiple houses on one parcel: 27 parcels have a second living unit – described as a cottage or conventional house -- on them. (Not counted in this number are “houses” described as “barn quarters”, “garage”, “year round camp”, etc.) Many of these are located on estate properties, so there is a high likelihood that the additional houses are guest houses or for staff and are not really part of the Cohasset rental market. ▪ Four to eight-unit apartment buildings: There are four buildings classified as having four to eight units. Judging from the finished square feet, they probably have 6 units each, making a total of 24 units. ▪ Apartment buildings with more than eight units: there is only one structure of this type, with 12 units, based on finished square footage. ▪ Assisted living rental units: 62 ▪ Housing Authority apartments: 76 Total estimated rental units: 337 ▪ Included in this estimate: ▪ Rental units that are not available on the market to all potential renters: assisted living units, Housing Authority apartments, and probably, many of the cottages on estates. ▪ Not included in this estimate: ▪ Condos or single family homes that are owned by investors for rental (rather unlikely in Cohasset). ▪ Illegal apartments. ▪ Comparison with census data: ▪ The 2000 census found 389 renter-occupied units, 52 more than the estimate above. This could be accounted for by single family homes and condominiums rented while their owners are temporarily living elsewhere and more rentals available in two and three family buildings than estimated above. The Cohasset Housing Authority is the owner of the largest number of rental units in town -- 64 elderly units and 12 units for persons with special needs. These 76 units, 2.76 percent of total DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 59 housing units, are the only ones in Cohasset that the state recognizes as permanently affordable for the purposes of Chapter 40B. Trends in residential development Creation of new housing Approximately 42 percent of Cohasset’s housing units were built before 1940. Another 30 percent of the total was built in the next thirty years, from 1940 to 1970, when 854 housing units were built at an average rate of 28 per year. Residential development accelerated during the 1970s to an annual rate of almost 40 (a total of 395 units were added during the entire decade). In the 1980s, 298 housing units were added to Cohasset’s inventory, decreasing the annual rate to near 30 again. During the decade of the 1990s – which included a severe housing recession in the first half – 81 new units were built, according to census data, a rate of 8 per year, though 114 permits for new construction were actually granted in the 1990s. Between 1996 and 2002, the annual average number of new single family building permits has been 16. Most Cohasset subdivisions are small and many are Approval-Not-Required subdivisions that must be granted as of right as long as they are on a public road and meet zoning requirements. Changing Character of Housing Cohasset’s historic homes come in a variety of styles and sizes, reflecting the rise and fall of the town’s fortunes over centuries and the socioeconomic status of the original builders and owners. Prosperous ship captains, merchants, and other well-to-do citizens constructed handsome and elegant homes when Cohasset was a thriving fishing port. These houses tended to be clustered near the Village Center and Harbor and, along with the Common and its ensemble of buildings, provide much of the village character. The Beechwood area was an agricultural village with farm houses. As Cohasset became a resort community, wealthy Bostonians built large houses along Atlantic Avenue and Jerusalem Road, defining the residential character of the shoreline. With the expansion of suburban growth into Cohasset after World War II, many new houses were typically more modest in size -- including capes, ranch houses, and bungalows. During the 1970s, new houses became incrementally larger, but still similar in scale to the homes built during the previous two decades. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 60 Single Family Lot Size in Acres (Source: Cohasset Tax Assessor) 0.51 1.05 1.52 0.36 0.61 1.03 0.41 0.80 1.38 - 0.50 1.00 1.50 2.00 Residential A Residential B Residential C Zoning Minimum Median Average Like many suburban communities with good school systems between Routes 128 and 495, Cohasset in the 1980s and especially the second half of the 1990s was even more in demand and housing prices escalated. Part of a larger process of housing scarcity in the Boston metropolitan region, this trend is resulting in houses that are much more expensive and much bigger in living area and than was common thirty years ago. Although Cohasset already had neighborhoods of large and substantial homes before the current trend, the visual character of the town is undergoing change in many neighborhoods where most houses were smaller. Some residents are concerned that this trend changes neighborhood character, particularly in zones with smaller lots, altering views and harmonious relationships of houses to their lots and neighboring homes. Because Cohasset does not have large amounts of buildable land, the change in the character of housing has been reflected as much in additions and renovations to existing houses as it is in the construction of new houses on empty lots. As the amount of vacant, buildable land begins to dwindle, developers also are finding it profitable to buy existing small homes, tear down the older houses, and replace them with much larger new homes. The land in these cases has become much more valuable than the houses sitting on them. Cohasset’s sewer projects and new approved technologies in on-site wastewater management are also expected to affect development trends. Parcels that up to now were not buildable, or could only accommodate a small home, may soon be open to development. Zoning and subdivision regulations DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 61 As noted earlier in Chapter III, Cohasset has three single-family residential zoning districts and three overlay districts: Flood Plain and Watershed Distric, Water Resources District, and in the Residence B and C districts, the Senior Housing Overlay. Residential cluster development is also permitted in Residence B and C. The three residential districts are distinguished by different minimum required lots and lot widths for single family houses. All districts require the same road frontage: 50 feet. The Residence A district is located primarily in the historic settlement centers of the village, the Harbor, and Beechwood. The required lot size is 18,000 square feet (two-fifths of an acre) with 100-foot lot width. Most of the town is zoned as Residence B or C. Residence B requires 35,000 square feet (four-fifths of an acre) lot size and a 125-foot lot width, while Residence C requires 60,000 square feet (1.4 acres) and a 150-foot lot width. Multifamily housing is allowed only by Special Permit in the Downtown Business district or within the Senior Overlay district, although conversion of single family homes built before 1955 into two-family homes is permitted by right. As the chart below shows, a majority of existing lots within all three zoning districts are smaller than the lot size required for new development. Conformance with Residential Minimum Lot Sizes Housing sales and prices. Since 1990, annual sales of single family homes have varied widely, from a low of 63 in 1990 to a high of 135 in 1997. In 2001, 100 single family homes and 17 condos were sold and in 2002, 112 single family homes and 18 condos. The median sales price of single family homes more than doubled between 1990, when the median price was $300,000, and 2001, when the median was $647,500. Most of the price increases occurred since 1998 as part Residential Zone Housing Type Number of Parcels Number Not Con- forming % Not Con -forming Minimum Zoning Require- ment (SF) Minimum Zoning Require- ment Acres) Average Lot Size Median Lot Size A Single Family 535 337 63% 18,000 .41 .51 .36 2 Family 36 17 53% 24,000 .55 .59 .51 3 Family 6 1 17% 30,000 .69 3.26 3.81 B Single Family 1767 1123 64% 35,000 .80 1.05 .61 2 Family 60 40 67% 48,000 1.10 1.07 .80 3 Family 8 8 100% 56,000 1.29 .45 .43 C Single Family 366 234 64% 60,000 1.38 1.52 1.03 2 Family 26 13 50% 80,000 1.84 2.95 1.73 3 Family 0 DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 62 of a steep increase in housing prices throughout the greater Boston area. As recently as 1999 the median price for a single family home in Cohasset was $375,000. In Cohasset, the 2001 median price represented a 51% jump from the previous year, when the median was $427,900. Prices moderated slightly in 2002, with the median at $626,250. Despite the decline in the median price from 2001 to 2002, reflecting the region-wide softening of real estate prices at the top of the market, two years of median prices above $600,000 suggest there is a new price plateau. In the period of January to September 2003, the most recent period for which information is available, single family homes sold at a median price of $718,500 and condos at $339,000. Community Concerns about Housing and Residential Growth In the master plan survey distributed by the Growth and Development Committee, the top seven issues identified by respondents in answer to the question “I believe Cohasset should….” included several housing related concerns: ▪ Maintain town character ▪ Protect water and wetland resources ▪ Limit the size of houses permitted relative to lot size ▪ Improve water supply and watershed protection ▪ Limit barriers for viewing the ocean ▪ Purchase more open space ▪ Limit the amount of new residential development Concerns about the pace of residential development and the size of new houses are clearly linked to the desire to preserve community character and open space. Survey respondents also identified affordable housing as an important issue for the Town. In response to a question on the top four issues facing Cohasset, housing affordability was included in the top tier of issues: ▪ Tax burden ▪ Preserving open space ▪ Impact of train ▪ Preserving community character ▪ Housing affordability DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 63 ▪ Protecting natural resources ▪ Quality of town services and facilities Residential Development, Open Space, and Community Character As noted earlier, Cohasset has had quite moderate growth in new housing over the last 30 years, averaging approximately 10 new homes a year. During the 1990s, most of the housing development has occurred since the middle of the decade, and many residents worry that development pressure threatens Cohasset’s remaining open space and its contribution to the Town’s community character. A related issue is the increase in the average size of new homes in relation to their lot size and the surrounding context and their impact on view corridors, particularly to the ocean. Rate of development Some residents concerned about development pressures have suggested that a building permit cap would be beneficial. However, a building cap would not address the underlying reasons for concern about development. Building caps are most often enacted because of two circumstances: ▪ The number and pace of development projects is high and increasing compared to community expectations: concerns emerge over infrastructure and service demands, as well as other issues such as the size, design, and cost of new housing. ▪ "Rural or community character" - represented by green open space - appears to be threatened by development. When there is a building cap, residents may expect a visible slowdown in development, a lessened need for new expenditures on facilities and services, and preservation of open space. However, depending on conditions, some towns find that news of a building cap initiative encourages the filing of many building permit applications before enactment of the cap. Some of these permit applications might not have been filed so soon without the threat of a cap, thus encouraging earlier development of some parcels than might otherwise have occurred. After the enactment of the cap, a backlog of existing permits may mean that development continues at a greater pace than DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 64 residents expect. Expansion of facilities and infrastructure has continued, as the towns catch up with the development that has already occurred. In Massachusetts, building permit caps must be temporary in order to allow the town to perform a planning task or provide infrastructure. The permit cap must also be at the average number of recent years. This means that the number of possible permits may not be reduced to numbers far beneath recent averages. Over the course of the last few decades, the number of new single family homes has averaged around 10 per year, with many fewer in some years (such as the early 1990s) and more in other years (such as the late 1990s). During the last ten years, the highest number of single family building permits was 26 in 1998 and the lowest was 0 in 1995. There have been more renovations and additions with a value over $75,000 during recent years. For example, in 2001, there were 15 building permits issued for single family homes, and 25 permits for substantial renovations or additions. Building permit caps do not usually cover permits for substantial renovations. What building caps can do: ▪ Limit building permit numbers to recent averages. ▪ Keep the pace of development from accelerating after the cap is enacted. ▪ Phase development. ▪ Provide time for discussing, preparing and enacting regulatory and other initiatives for more orderly growth. What building permit caps cannot do: ▪ Stop development. ▪ Slow the current average pace of development. ▪ Determine the location of development. ▪ Determine overall building density. ▪ Determine the character (design, size, site orientation) of new development. ▪ Ensure preservation of important open space resources Residential Development and Open Space At present, unprotected open space in Cohasset is subject to conventional residential zoning. As the recent marketing of the Barnes property shows, the Town needs to plan for changes to the large remaining parcels in Cohasset. In this case, the Town was able to purchase DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 65 the property using Community Preservation Act funds, MBTA mitigation funds, and state funds. However, public purchase of all the remaining open space in Cohasset is not a likely option. The master planning process provides an opportunity to put into place zoning tools to shape potential development to meet the goals of preserving community character and open space. Although Cohasset does not have many large parcels of vacant developable land, it is worth considering the benefits of refining the Town’s cluster development model for remaining parcels of 5 acres or more. Cluster development, also called open space or conservation development, promotes preservation of large areas of open space while permitting limited development. State law now permits towns to allow cluster development by right, rather than requiring a special permit process. The development would still be subject to site plan review, so the town would continue to have the ability to influence the character of the development plan. In addition, the Town can require that developers must present a cluster option as well as a conventional subdivision option. Cohasset already has a cluster development bylaw which has been used only a few times and it might be argued that offering by right cluster development options would not make a substantial difference because the remaining likely sites are limited. On the other hand, the very fact that the remaining sites are few in number is also an argument that it is especially important to make sure that they are not developed under conventional development rules. (See Map 6 – Development Capacity under Current Zoning.) Cluster Development – Open Space Residential Development District Since 1981 Cohasset has provided a cluster development special permit option for subdivisions on sites of 10 acres or more (Section 10 of the Zoning Bylaw – Residential Cluster Development District). Three developers have taken advantage of this option. Disincentives to developers include the need for a special permit, which can increase development costs, the need for a development site of at least 10 acres, and the excellent market for conventional subdivisions. In 2000, the state legislature passed a law allowing municipalities to establish cluster development by right. This eliminates the disincentive of a special permit process, but the Town will continue to have oversight through the Planning Board’s site plan review process. A carefully written bylaw along with good subdivision rules and regulations will allow the Planning Board and the public sufficient review of the project. The Town’s 1981 By-Law succinctly states the purposes of cluster development, including DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 66 ▪ More efficient use of land in harmony with its natural features ▪ Creativity in the design of developments ▪ Encourage a less sprawling form of development, a shorter network of streets and utilities, more economic development of land with less consumption of open space ▪ Permanent preservation of natural topography and wooded areas within development areas and preservation of usable open space and recreation facilities close to homes ▪ Diverse and energy efficient housing at a variety of costs. The town may wish to include other objectives, such as perpetuation of Cohasset’s New England landscape character and promotion of a town-wide network of open spaces. Since the bylaw was passed in 1981 and updated in 1985, 1986, and 1987, a simple methodology for planning these subdivisions has been developed and publicized by landscape architect Randall Arendt.1 Cohasset should revise its cluster bylaw – renaming it Open Space Residential Development District to make the objective of the bylaw clear in its name – to reflect this methodology and create effective design standards to advance the Town’s goals. Open space subdivision design has four steps and reverses the process generally used in conventional subdivision design: 1. Identify land on the site that should be permanently protected: 1) Primary Conservation Area - constrained lands such as wetlands, floodplain and steep slopes; 2) Secondary Conservation Area - environmental, scenic, and cultural resources such as wildlife corridors, mature woodlands and individual trees, stone walls and farm hedgerows. Once these lands are identified, the rest of the site becomes the Potential Development Area. Attention should be given to potential links between the subdivision’s conservation areas and adjacent protected and unprotected open space. 2. Locate house sites within the potential development area to maximize views of open space. 3. Align streets and trails to serve the houses and provide access to open space. 4. Draw in the lot lines. 1 The most detailed discussion is in his book, Growing Greener: Putting Conservation into Local Plans and Ordinances, Washington, DC: Island Press, 1999. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 67 Average Finished Square Footage Single Family Houses by Year Built (Source: Cohasset Tax Assessor) 0 1000 2000 3000 4000 5000 6000 pre-1940 1940s 1950s 1960s 1970s 1980s 1990s 2000s The advantage of this method is that it first identifies for preservation the most environmentally sensitive and scenic lands for preservation, rather than locating houses and roads first. The Metropolitan Area Planning Council has prepared a model bylaw under the name Open Space Residential Design that includes the four-step design process described above. The model bylaw includes the following procedural requirements and steps: ▪ Use of a registered Landscape Architect in the design process ▪ Encouragement of a pre-application conference with the Planning Board, Conservation Commission, Board of Health and any other appropriate boards or commissions. ▪ Submission of a Concept Plan made up of a Sketch Plan using the four-part design process and applying the by-law’s design standards and a Yield Plan showing the number of possible lots under a standard subdivision plan ▪ After Planning Board approval of the Concept Plan, submission of a Site Plan based on the Sketch Plan but fully engineered to include stormwater and wastewater management, utilities and other information required by subdivision rules and regulations. The design standards include housing types and housing mix, percent of required open space (in the model bylaw, at least 50% of the site must be in contiguous open space and include no more than the total site percentage of wetlands), buffers to roads and water resources, parking and driveways, screening and landscaping, and so on. Some communities have established density bonuses to encourage developers to meet community goals, such as protecting a higher percentage of open space, providing housing restricted to over-55 occupants, and providing affordable units. The elements appropriate for Cohasset need to be worked out in more detail in the implementation phase of the Master Plan.2 2 Other useful models, in addition to Arendt’s book and the MAPC model by-law, include the Town of Westford’s Flexible Development by-law, the Hingham Flexible Residential Development By-Law DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 68 Large Houses and Community Character Reflecting national trends, the average size of new homes in Cohasset increased substantially in the last decade. The average size of homes built in the last few years is over 4500 square feet. In addition to new homes built on vacant land, this phenomenon includes the demolition and replacement of smaller, older houses and large additions. Cohasset, of course, has its own tradition of large homes from its late nineteenth century heyday as a summer colony for wealthy Bostonians. At the same time, it has always had houses of more modest size. Because market conditions in Cohasset make the land under small houses more valuable than the house, demolition and replacement of these houses is becoming more common when the property changes hands. Current concerns in Cohasset about large houses focus on what some people see as houses over-sized for their lots and about loss of views between houses. In many cases, the issue is not necessarily the size of the house but the way that it is sited on the lot, since many of the larger houses extend widely along the road frontage. Enforcement and Procedural Issues In one recent case of a very large home, critics have suggested that the existing regulations were not properly applied in the issuance of the building permit. Enforcement and interpretation of existing bylaws should be reviewed and discussed with the building inspector / zoning officer. In addition, a system of coordinated plan review by town departments, boards, and commissions, through a check-off form, before issuance of building permits would improve inter-board and staff communication about building projects. Large House Site Plan Review Massachusetts prohibits zoning ordinances from regulating the interior area of a single- family building. (MGL Chapter 40A, sec. 3) This law was originally intended as an “anti-snob” law that would keep towns from setting a high minimum floor area. An attempt to change the law to allow towns to establish a maximum floor area has not passed the legislature. However, the Town of Weston devised a zoning by-law that allowed the Town to shape and influence the way that large houses are sited on their lots by requiring site plan review of houses over a certain square footage or proportion of the lot through a special permit process. This by-law was accepted by the Attorney General. After several years of experience with this by-law, the Weston Town DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 69 Meeting removed the special permit (while retaining the site plan review process) in 2002 because of complaints that it was too cumbersome, fears of possible litigation, and the impacts of appeals of special permits by neighbors. The Town of Lexington also studied this matter for several years in great detail and the Planning Board there proposed a site plan review process for large homes that did not include the requirement for a special permit. Lexington Town Meeting declined to approve this proposal. Given the constraints of state law, this type of by-law is the most direct way that towns can have an impact on the large home phenomenon. The salient elements of the Weston by-law are the following: ▪ Definition of “Residential Gross Floor Area “(RGFA): “The sum of the horizontal area(s) of the above-grade floors in the residential building(s) on a lot, excluding unfinished attics but including attached or detached garages. The RGFA shall be measured from the exterior face of the exterior walls.” ▪ Size of homes permitted by right in single family residential districts: “The Residential Gross Floor Area ‘RFGA’ of any new or replacement single family dwelling use constructed pursuant to a building permit issued on or after October 29, 1998, may not exceed the greater of 3,500 s.f. or 10% of the lot area up to a maximum of 6,000 s.f.” The proper size threshold for moving from an as-of-right permit to a special permit in the Cohasset context would need more discussion. ▪ Permitted by the Planning Board with Site Plan Approval: single family dwellings that exceed the RGFA in the section above. This provision indicates that the Town is not prohibiting large houses but simply requiring that they undergo site plan review. ▪ Definition of “Replacement Single Family Dwelling”: In order to include very large houses that result from substantial renovation and addition under the site plan review, the by-law includes a definition: “The supplanting of all or a portion of a demolished or substantially demolished single-family welling with a substitute single-family dwelling in the same or in a different location on the lot.” In order to avoid discussions about what “substantially demolished” means, Cohasset should define this as removal of 50% of the walls and roof of the original house. Potential for Mixed-Use Housing Development There are three locations in Cohasset where residential development combined with retail or office development could be beneficial. In the Village Center apartments are already allowed by special permit above ground floor retail uses. Changing this provision to a by-right use might give an incentive for creation of more housing units, particularly with the possibility of off-site parking in the Village Center Parking Lot. The presence of more people living in the Center DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 70 would benefit Village Businesses. Another option for the town would be to join with a developer to build a combined parking, retail, and housing structure in the current town parking lot. Another location where mixed-use redevelopment could benefit the town is the southern segment of Route 3A. The locations that currently have older shopping centers with unnecessarily large parking lots could be transformed into attractive developments combining multifamily buildings with retail shops. The shops could be built closer to the road and the parking could be hidden behind the buildings. B. SENIOR HOUSING AND AFFORDABLE HOUSING Senior Housing Recognizing the need for more housing options for senior citizens who want to stay in Cohasset, since 2000 the Senior Housing Committee has been working to establish the extent of the need and evaluate opportunities to produce market rate and affordable senior housing. The Committee sponsored a survey of Cohasset seniors in 2000. The survey found a majority expressing a desire to remain in Cohasset, but 75 per cent saying that their houses were too large or expensive for someone on a fixed income. Almost 90 per cent said that rising taxes could be an important factor in deciding to leave town. Nearly half the respondents expressed an interest in affordable rental housing for seniors, 17 percent for owner-occupied clustered housing, and 10 per cent for “retirement village” style townhouses. Fall 2002 Town Meeting approved the Senior Overlay Housing District which permits higher densities for projects restricted to households with persons over 55 years old and that also incorporate 25% affordable units. Passage of this bylaw has resulted in expressions of interest from developers and a potential town-sponsored project. Senior Housing, Transfer of Homes to Families, and School Enrollment Implications Some residents have expressed concern that senior citizens moving out of single family homes and into senior apartments would be replaced by families with children, increasing town school costs. Cohasset’s population is slightly older than the state average, and is growing older as baby boomers age. The demographic trend will lead to a natural increase in the population over 55, a group expected to be more likely to sell their single family homes, and either leave town or relocate locally in smaller, more easily maintained homes, condos, apartments, or dedicated senior DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 71 housing. Demographic changes in the 1990s suggest that the likely buyers of the vacated homes will be families in their 30s and 40s, which will lead to an increase in young children in the town. While this influx translates into higher school spending, without in-migration, Cohasset’s population would have declined in the 90s as young adults and older residents moved away. It is a mark of the town’s attractiveness that it remains a sought-after choice for families. A rough estimate of the incremental addition of school age children to the Cohasset school system over 10 years due to increased sales of single family houses by older residents results in a marginally higher number of additional students per year (12) than the School Department’s enrollment projections (9.1), which were prepared in January 2000 – without benefit of the results of the 2000 census. The school department projected an increase in enrollment to the 2006-2007 school year, with a leveling of enrollment from then to 2010. As the much smaller “baby bust” generation enters its childbearing years, enrollments will likely stabilize or even decline in the 20- teens. Another cycle of rising enrollments will likely peak a generation from now in the 2030s. (See the Appendix for the technical discussion of this estimate.) Affordable Housing “Affordable housing” is a term with many meanings. For government purposes, it usually means subsidized housing that is deed-restricted to remain affordable over many years to households earning below a certain income threshold, typically 80 percent of the area median income. To others, it simply means housing with modest costs in the market. As noted earlier, Cohasset has 76 subsidized, permanently affordable elderly and special needs rental housing units, less than 3 percent of its total housing units. Cohasset has few rental units and market rentals can vary widely in price, from expensive rentals of single family homes to small accessory apartments. Cohasset’s lack of government-recognized affordable housing has made the town vulnerable to M.G.L. Chapter 40B Comprehensive Permit appeals which are permitted in communities that do not have 10 percent permanently affordable housing as defined by the state. This law is intended to promote affordable housing creation by allowing developers who agree to include at least 25% below-market-rate units in their projects to go through a streamlined permitting process (the comprehensive permit) and override local zoning. If the permit is denied by a municipality, then the developers can appeal the denial to the state’s Housing Appeals Board. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 72 Defining affordable housing The definition of housing affordability is based on three statistics: median household income, the percentage of household income spent on housing, and the median cost of housing. Under most subsidy programs, housing produced with government financial assistance is targeted to people whose household income is 80 percent or less of the median for an area. (The median is the point at which half the household incomes are higher and half are lower. The median income level set by the US Department of Housing and Urban Development [HUD] for the Boston Metropolitan Statistical Area (MSA) for 2003 is $80,800 and 80 percent of median for a family of four is $62,650.) Housing authorities typically function as the monitoring agency for income eligibility and affordability restrictions. Housing is considered affordable by HUD if households with incomes at or below 80 per cent of the median can obtain it while paying no more than 30 percent of their total income. An affordable home, therefore, could be one that a family of four making no more than $62,650 a year could buy or rent with 30 percent of their income Chapter 40B – the Comprehensive Permit Law For many suburban communities, the face of affordable housing is the state’s Comprehensive Permit Law (Chapter 40B), which includes a goal of 10 percent affordable housing in every municipality. Under Chapter 40B, a developer can circumvent local zoning with a housing proposal in communities below the 10% goal if at least 25% of its units are designated as “affordable”. In some communities, Chapter 40B projects have become titanic battles between developers and local opponents, while in others, “friendly” 40B projects have been amicably negotiated as a means of broadening local housing options. Housing units created under Chapter 40B must meet four tests in order to be counted toward the 10 per cent goal: ▪ The units must be approved for direct state or federal subsidy, for example, through the Massachusetts Housing Finance Agency, the US Department of Housing and Urban Development, the Federal Home Loan Bank of Boston, or the state Department of Housing and Community Development (DHCD). With the exception of the Local Initiative Program (LIP), the subsidies are financial. In the case of the LIP, towns work directly with developers but receive technical assistance from DHCD and receive standing as Chapter DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 73 40B projects. LIP projects allow towns more flexibility in making decisions about the design and site plan of a project. The state merely has to approve the affordability elements of the project: the incomes of the persons to be housed, the minimum quality of the units, fair marketing, and a maximum level of profit. ▪ At least 25 percent of the units must be restricted to households having incomes at or below 80 percent of the area median income. The units must have rents or sales prices that limit housing costs to no more than 30% of the residents’ household income. For newly constructed housing, the affordability restrictions must remain in place for at least 15 years. ▪ The development must be subject to use restrictions and deed restrictions ensuring that the units will remain available only to people who have qualifying incomes, and these requirements must be monitored by a public agency or a non-profit organization. ▪ The units must be openly marketed according to fair housing laws. However, towns can establish a local preference for their own residents. In addition, part of Chapter 40B’s purpose was to create new housing units. One of the reasons Massachusetts housing costs have skyrocketed in the last decade is that production of new housing for almost all income levels has been lower than the demand, and temporary affordability in existing units does not increase the amount of housing in the state. DHCD recently issued new regulations for Chapter 40B. These regulations provide for more rapid counting of approved units and of more types of units; more leeway for a town to deny a permit or include conditions if it has an approved affordable housing plan and has made recent progress towards the 10 percent affordable units or if the project is very large in relation to the town’s population; and consideration by the Housing Appeals Committee of a community’s master plan and affordable housing creation efforts. Communities may submit an affordable housing plan for approval by DHCD. An approved plan must be a “planned production” plan, that is, it must have goals, a timeline and strategies to produce affordable housing units to reach 10 percent of the community's total housing units. If a town shows that it has produced 40B-eligible units in the amount of three-fourths of one percent of total housing units (about 21 units per year for Cohasset), it can ask DHCD for certification of its plan. A certified plan permits a town to deny a comprehensive permit, or grant one with conditions, for one year (two years if it produced 1.5 percent of total housing units). The Housing DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 74 Appeals Committee is also empowered to take into account a town's master plan in any decision on a developer's appeal of a denial or a conditional comprehensive permit. The state currently counts only the 76 Cohasset Housing Authority rental apartments as affordable according to the state’s definition under Chapter 40B, amounting to 2.76% of the 2,752 housing units in the 2000 census. In September 2002 the Town received a Chapter 40B proposal for a 200-unit apartment complex on Route 3A which would provide 46 additional affordable rental units. Because the state counts all the units in a Chapter 40B rental development as affordable, approval of this project would raise the Town’s affordable percentage to the 10% goal. In addition to many residents’ worries about the impacts of 200 more households on town infrastructure and services, the developers’ choice of the town’s last available industrially zoned land has caused concern. Potential groundwater contamination and the direction of surface water run-off are critical, as the site is in close proximity to Lily Pond, the Town's primary drinking water supply. The Zoning Board of Appeals recently approved the project, but with a number of conditions. If any senior housing projects are constructed under the Senior Housing Overlay Districty bylaw, some or all of those units would count towards the 40B inventory. Potential Legislative Changes to 40B A state Task Force on 40B issued recommendations in June 2003 and legislation incorporating those recommendations was filed in October 2003. Some amendments to this legislation are considered likely. Major elements of the proposed legislation include the following: ƒ Affordable ownership units will be counted twice. ƒ Affordable housing built with Community Preservation Act funding will be counted towards the 40B percentage. ƒ Recent progress towards the 10% goal, defined as creation of 2 percent of eligible affordable housing will give a community a one year moratorium on comprehensive permit applications. ƒ Communities with an approved affordable housing planned production plan may deny comprehensive permit applications for specified periods as follows: ƒ ½% of total year round housing units – 1 year period ƒ 1% of total year round housing units – 2 year period ƒ 1.5% of total year round housing units – 3 year period DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 75 ƒ A community that has approved 3 or more comprehensive permits of 20 or more units each in the preceding 12 months may deny the next application for a comprehensive permit. ƒ For projects on town borders, communities can have shared hearings, shared infrastructure and services costs, and shared counting towards the 10% goal. Executive Order 418 Through the Housing Certification process under EO 418, the state is beginning to recognize community efforts to reduce barriers to affordable housing production and increase the supply of housing, while at the same time combining incentives and sanctions to encourage creation of new housing units. Certain discretionary state grants, including the Public Works Economic Development grants, are not available without Housing Certification, and housing- certified communities will receive bonus points in grant competitions for open space funds and other environmental grant programs. The certification process gives credit for affordable housing planning activities, efforts to identify suitable sites, zoning changes and other activities designed to promote affordable housing creation. Continued certification beginning in FY 2004 (July 1, 2003 and beyond) will require actual production of affordable and middle-income units. Cohasset’s 2001 Housing Certification has expired and should be revived. For the purposes of EO 418, however, qualifying units include not only new units affordable to households with incomes 80 percent and below the median, but also new ownership units affordable to households with up to 150 percent of median income and new rental units affordable to households with up to 100 percent of median income. In the Boston MSA, of which Cohasset is a part, this means that middle income ownership units for a family of four can cost up to $375,000 ($255,000 below the Cohasset 2001 single family home price median) and middle income rental units can cost up to $1,900 a month. Affordable housing often has an outdated image of high-rise or very dense housing, which would be out of character with Cohasset. Ironically, the face of affordable housing has changed so much that many people pass by affordable housing every day in a wide variety of Massachusetts communities without realizing that it is subsidized because it looks so similar to the other housing in town. In small suburban communities like Cohasset, affordable housing can fit in very effectively with town character. Duplexes, cluster developments, condos or rentals in buildings designed to look like estate houses DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 76 are some of the forms taken by affordable housing in towns with many of the same characteristics as Cohasset, such as Andover, Weston, Sudbury, and Lincoln. Mixed-income developments, where the affordable units are virtually indistinguishable from the market rate units, and scattered- site affordable housing, in which affordable housing is scattered in small amounts throughout the community, are now the preferred ways of developing and siting affordable housing. In order to reach the Chapter 40B goal of 10 percent affordable units, Cohasset would have to produce about 200 additional units eligible for the 40B inventory. If all those units were to be produced through 40B Comprehensive Permit owner-occupied developments, the total number of new housing units added in the town would be 800 (assuming each development includes the minimum 25% affordable units). If the new units were occupied by 2.85 people as was estimated for owner-occupied units by the 2000 US Census, new 40B projects would bring perhaps 2,300 more people to Cohasset. This would represent a 31 per cent increase in the town’s population. In contrast, the state counts all units in a 40B rental project as affordable, so that a 200 unit apartment project, such as that currently proposed, would essentially move the Town to the 10% threshold, while adding perhaps 400 new residents (fewer people per unit because more rental units are likely to be one or two bedroom units than are ownership units). The 2000 Census estimated an average household size of 1.73 for rental units (including rented single family homes). The option of focusing affordable housing creation on units for the over-55 demographic group of empty nesters would also produce a much smaller increase in population. The average size of senior households is likely to be at or below the average size of renter households because of the number of seniors living alone. Like other housing projects with affordable elements, senior projects for ownership housing can only count the affordable units towards the Town’s Chapter 40B inventory. Cohasset has an interest in providing a wider range of housing affordability than currently exists to provide opportunities to its own community – to seniors, young families, and town employees. And from a practical perspective, until it reaches the state’s 10% affordability goal, the town is likely to continue to be subject to development proposals under the Chapter 40B Comprehensive Permit Law that may not fit with the community’s vision for its future growth. At a master plan public meeting on housing issues held on October 21, 2002, participants discussed affordable housing issues at length. When asked for a show of hands, the majority of this group of over 40 people expressed support for the Town pursuing affordable housing for seniors. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 77 State-Approved Affordable Housing Plans The state Department of Housing and Community Development (DHCD) recently issued guidelines for communities that wish to develop and adopt an affordable housing plan for approval by DHCD in compliance with Chapter 40B Planned Production Regulation 760CMR 31.07(1)(i). The guidelines include the following requirements for affordable housing plans: ▪ Comprehensive housing needs analysis ▪ Affordable housing goals, including the mix of housing sought by the community, a timeframe for production of units ▪ Affordable housing strategies, including at least one or more of the following actions: o Identification of geographic areas in which land use regulations will be modified to accomplish affordable housing production goals o Identification of specific sites on which Comprehensive Permit applications are to be encouraged o Preferable characteristics of residential development such as infill development, clustered uses, and compact development o Municipally owned parcels for which development proposals will be sought. ▪ Description of the long-term use restrictions that will be placed on affordable housing units. C. AFFORDABLE HOUSING PLAN This section of the Master Plan can serve as the foundation of an Affordable Housing Planned Production Plan that the Town could submit to the Department of Housing and Community Development for approval. Housing Needs Analysis In Cohasset, as in many Eastern Massachusetts communities, the economic prosperity of the 1990s proved a double-edged sword. Rising incomes enabled more people to enter and/or move up in the housing market, yet the region’s relatively slow pace of construction resulted in even more rapid inflation of land and housing prices. According to the Warren Group, the median price of single-family houses in Cohasset more than doubled from 1990 to 2001, rising to a median of $617,500 in the first nine months of 2002. Anecdotal and statistical evidence indicates DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 78 that Cohasset’s strong housing market has increased the wealth of existing homeowners and continues to provide new housing for high-income households. However, the market is not meeting the needs of several other groups: young individuals and families just entering the housing market; town employees and others earning less than the median income, and senior citizens living on fixed incomes. Housing Demand in Cohasset Population Profile Cohasset’s population is older than Massachusetts’s as a whole, with a median of 40.9 years versus 36.5 for the state. This position is neither unique nor extreme, and is in fact quite similar to neighboring Scituate (40.7 median) and many other towns in Massachusetts. In the 2000 census, Cohasset was particularly underrepresented in the 20-34 category, those years when young adults leave home to form their own households. This dearth of young adults may be due in part to a preference to concentrate in Boston and other areas nearer universities and employment, but also probably reflects Cohasset’s limited housing options for young families and singles. Purchase prices for homes and condos are extremely high for those first entering the market, and rentals are few. Cohasset’s population of seniors and middle-aged people grew in the 1990s except for the 60-64 group. This reflects the aging of the baby boom, which will continue to skew the age distribution in the coming decade. The decline in the near-retirement bracket may also reflect anecdotal reports of long time residents deciding to leave town as they downsize their households and look for more affordable, easily maintained housing. Despite the decline in this category and in those over 85, Cohasset’s proportion of seniors over 65 remains above the statewide average, and the coming decade will see their numbers increase. Nearly 29 per cent of households include someone over 65 and ten per cent (277) of households are seniors living alone. As these numbers grow, demand may increase for smaller, more easily maintained homes, condos, apartments, or dedicated senior housing. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 79 Average household size in the U.S. has been declining for many years, and in Massachusetts it fell 2.7 percent from 2.58 in 1990 to 2.51 in 2000. Because Cohasset has a relatively high proportion of large, detached houses and families with children, its average household size is higher at 2.69, having declined less than 1 per cent from 2.71 in 1990. One explanation for this slower decline is found in detailed analysis of census data and University of Massachusetts population projections that suggest the town experienced a net in-migration of adults in their 30s and 40s in the 90s, accompanied by an increase in children of school age. Almost 40 per cent of households have a child under 18, which indicates broad demand for homes with 2-3 or more bedrooms. Yet, the national trend toward smaller household sizes is expected to continue as the population ages, with accompanying increased demand for smaller houses, condos, and apartments. Income Profile Many Cohasset residents did well financially in the 1990s. Median household income increased by one third over the decade to $84,561 and the proportion of households with incomes over $100,000 increased dramatically. However, the Boston metro Consumer Price Index over the Years of Age Cohasset in 1990 Cohasset in 2000 Massachusetts in 2000 Change in Cohasset 1990- 2000 Cohasset Above/Below Massachusetts in 2000 <5 6.4% 7.3% 6.3% 7.8% 15.9% 5-9 6.6% 8.6% 6.8% 15.6% 26.5% 10-14 6.5% 7.9% 6.8% 14.1% 16.2% 15-19 5.7% 5.3% 6.5% 1.8% -18.5% 20-24 5.4% 2.2% 6.4% -52.1% -65.6% 25-34 13.5% 8.7% 14.6% -31.3% -40.4% 35-44 17.5% 18.0% 16.7% 4.3% 7.8% 45-54 13.4% 16.3% 13.8% 19.3% 18.1% 55-59 5.7% 6.3% 4.9% 3.8% 28.6% 60-64 5.5% 4.1% 3.7% -10.4% 10.8% 65-74 7.6% 8.4% 6.7% 10.3% 25.4% 75-84 4.4% 5.1% 5.0% 15.6% 2.0% 85+ 1.7% 1.8% 1.8% -2.2% 0.0% DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 80 period grew slightly faster (34%) than median income. Adjusting for inflation, the 38.6 per cent of households with incomes over $75,000 in 1989 grew much more modestly to 41.1 per cent in the equivalent 1999 bracket of those over $100,000. This represents an increase of about 100 households, which is roughly the number of new single-family building permits over the period, and perhaps offers order-of-magnitude support to anecdotal information that the town’s newest residents have higher than average incomes. Yet, despite Cohasset’s enviably large population of high-income households, 30.5 per cent of households had household incomes below $50,000. And, about 30 percent of the town’s homeowners and 30 per cent of renters were paying over 30 per cent of their income for housing. While full-time town employee salaries range up to $102,500, the range starts at $26,200 and the entering salary for a schoolteacher is $31,493. Household Income 1989 1999 % Change in Proportion of Total <$25,000 17.3% 15.3% -11% $25-$49,999 20.5% 15.2% -26% $50-74,999 23.6% 13.4% -43% $75-99,999 14.2% 15.0% 6% $100-149,999 9.7% 18.5% 90% $150,000+ 14.7% 22.6% 53% Housing Stock and Housing Supply Cohasset’s housing stock is predominantly detached, single family homes – estimated at 83 per cent of the total in the 2000 census. The 2000 census counts a total of 2,805 housing units (of which 2,752 are year-round housing units). The Town’s 2001 assessor’s list shows 2,196 single- family homes, 99 two-family homes, 10 three-family homes, and 6 small multi-family structures. In addition, the town has an assisted living complex. The number of rental units, including the assisted living and Housing Authority units can be estimated at 300 to 350. In addition, it is believed that there may be some illegal rental units in town. Under current zoning, multi-family housing is allowed only by Special Permit in the Downtown Business District. The Town recently passed a zoning bylaw permitting up to 10 accessory dwelling conversions a year, but no one has applied for an accessory permit. Cohasset’s housing is overwhelmingly owner-occupied at 85%, compared to the statewide average of 62%. The 389 renter-occupied units estimated in the 2000 census include a handful of DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 81 small apartment buildings, but two thirds are found in the stock of duplex, triplex, and single family houses. The largest rental property is the Cohasset Housing Authority’s 76 apartments, 12 for special needs residents and 64 for seniors, which represents the Town’s current inventory of state-recognized permanently affordable units. Local realtors confirm that rental units are very few in number, listings with brokers are usually rental house listings, not apartments, and rentals generally account for less than 10 percent of realtors’ business. For example, in early 2003 there were nine active rental listings in the multiple list service (MLS), all single family homes with an average monthly rent of $2,055. The few apartments available are likely to be above retail or accessory apartments and they are generally advertised in the newspaper or rented by word of mouth. A realtor estimated that one-bedroom apartments would rent for about $850 and three- bedroom apartments for $1700-$1800. Not surprisingly in such an affluent community, the condition of Cohasset’s housing stock is quite good, with only 5 single family units being rated as Poor or Very Poor; 36% rated as better than Average, and only 17% below Average. Condos are in similarly good repair, with 20% above Average and only 7% below. The pace of building in Cohasset is moderate, with permits for new houses running between 10 and 20 per year since the mid-1990s. The total population grew by a modest 2.6 per cent over the 1990s while the total number of housing units grew by 79 to 2,805, according to census estimates. The average size of new homes built in Cohasset has increased steadily over the last 50 years, with a substantial increase in the last decade consistent with the rise in sale prices. Housing Prices Fueled by rising incomes and limited production of new units, housing prices throughout the Boston area climbed steeply over the last decade, and especially in the last few years. In Cohasset, the median single-family home sale price in 2001 was $647,500, up 77 percent since 1998 and making Cohasset the seventh most expensive community of 161 Greater Boston communities in 2001.3 Condominium prices rose at a slower rate of “only” 3 Barry Bluestone et al., Greater Boston Housing Report Card 2002, p. 22, Table 3.4. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 82 55 per cent over the same period, to a 2001 median of $340,000. While single-family sales prices have dropped slightly to $617,500 in the slow economy of 2002, the less expensive condo category has continued to rise to $388,000. New houses being built in Cohasset are typically bigger and more expensive than those built in earlier decades, but 85 to 95 per cent of sales in a typical year are of existing homes, indicating that the housing stock as a whole has appreciated rapidly. As discussed earlier, while incomes have grown strongly in Eastern Massachusetts, the income gains have been tempered by a strong rise in consumer prices, of which housing is a major component. A recent statewide study found that a family at Cohasset’s median income level (estimated at $92,782 in 2001) could afford to buy a house for $313,083 at 2001 interest rates. This indicates an “affordability gap” of $316,917 between what the median family could pay and Year Single Family Sales Single Family Building Permits New House as % of Sales Median Sales Price 2002 60 17 28% $641,000 2001 97 15 15% $647,500 2000 124 13 10% $427,900 1999 126 17 13% $375,000 1998 126 26 21% $364,950 1997 135 15 11% $289,500 1996 114 11 10% $263,500 1995 86 0 0% $329,275 1994 125 5 4% $255,000 1993 80 9 11% $260,000 1992 77 5 6% $227,850 1991 90 5 6% $218,500 1990 63 2 3% $300,000 Source: The Warren Group, Cohasset Building Department DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 83 what the median single-family house actually sold for ($26,917 for a condo).4 The assumptions underlying this study are conservative, but a gap of even half that amount would still be substantial. The escalation of property values has increased the wealth of those who bought before the price run-up, but many residents of Cohasset would not be able to purchase their homes today. Some long-time residents, particularly seniors living on fixed incomes, may even find themselves “land-poor” as they struggle to pay the taxes on greatly appreciated property. In addition, young people who grew up in Cohasset may be unable to raise even a 5% down payment to purchase their first homes in the town without having a base of equity in other property. And new town employees may lack sufficient income to live in the community they serve. Cohasset town employees would have a difficult time entering the local housing market without two incomes in the household. Vacancy rates in Cohasset reveal an extremely tight housing market. In 2000, the census estimated that only 0.6 per cent of Cohasset’s owner-occupied units, and 4 per cent of the rental units, were vacant. Comparative national figures were 1.7 per cent for owner-occupied and 6.8 percent for rentals. Development Conditions and Constraints Environmental constraints. Approximately one-third of Cohasset is protected open space. Environmental conditions include wetlands and ledge in many parts of town. Most Cohasset housing units still depend on septic systems but there are two small sewer systems in Cohasset: in the old town center and in North Cohasset. The North Cohasset system was constructed recently and tied into the Hull wastewater system because failing septic systems were contaminating Straits Pond, a lagoon within the Weir River Area of Critical Environmental Concern. Expansion of the Central Cohasset sewer system is underway. Little Harbor shows signs of contamination from septic systems and is expected to be the next area to be sewered in town, although the sewer plan is currently on hold for financial reasons. Sewer service for a portion of the Beechwood neighborhood is also being contemplated to assure protection of the Aaron River Reservoir. A recently-appointed Wastewater Committee is 4 Barry Bluestone et al., Greater Boston Housing Report Card 2002, Appendix 4. Assumptions include: 90% mortgage, interest rate of 6.875%, no points, Private Mortgage Insurance, 33% of gross income spent on principal, interest, taxes, and insurance. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 84 charged with developing a comprehensive Wastewater Management Plan with standards for all parcels in Cohasset and a priority list for improvements. Dependence on septic systems is a constraint on development. The prevalence of wetlands and ledge and proximity to the ocean or water supply sources makes siting and design of septic systems in Cohasset critically important. Many Cohasset septic systems were found to be failing in 1995 when Title V regulations were implemented. However, the Town’s Board of Health has been a leader in approving innovative and alternative technologies. Changing technologies and the use of local communal septic systems may make previously undevelopable lands open for development. Most of the town depends on a municipal water system, but a portion of North Cohasset is connected to a private water company that also serves Hingham. The Town Water Department is upgrading the water system and has developed a long-range capital improvements program. The Department has acquired land in the Lily Pond watershed to protect water supplies and will continue to do so as needed. Zoning. Cohasset has three residential zoning districts, all permitting only single family homes as of right, as well as by-right conversion from single to two-family for houses built before 1955. In all three zoning districts, more than half of the existing parcels are below the current minimum lot size for a single family home, which ranges from 18,000 sq. ft. to 60,000 sq. ft. Cluster development and condominiums are permitted by special permit, as are apartments in the town center. In spring 2002, Town Meeting passed a zoning bylaw permitting the creation of a limited number of accessory dwellings per year throughout the Town’s residential zoning districts by special permit. The bylaw is somewhat restrictive and there have as yet been no applications for accessory units. At the fall 2002 town meeting, town residents enacted a new overlay zoning district designed to permit development for persons over 55 years old at a higher density than otherwise permitted and including a requirement of 25 percent affordable units. The town center and Route 3A are the primary commercial zones in the town. The Beechwood area is zoned for neighborhood business but in fact is residential. Some residential development has occurred in Route 3A commercial zones (for example, an assisted living complex) and the last industrially-zoned development parcel in the town is currently the site of a DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 85 Chapter 40B proposal. Some residents are concerned about the potential loss of potential nonresidential tax revenue if commercial and industrial areas are converted to housing. Development capacity. The state’s buildout analysis estimated that 1,036 dwelling units could be added under existing zoning. The aggressive analysis based on assessor’s data provided earlier in this report estimated 942 potential building sites. Most of these however, would be on lands currently classified only as “potentially developable” or through subdivision of parcels that already have a house on them. The real development capacity under current zoning is considerably lower. In addition, these numbers do not take into account the potential for denser development under the town’s new senior overlay zoning district. Although Cohasset’s development capacity is limited, creation of affordable units on a clustered or multi-unit structure model is possible where sewer capacity can be extended. Town-Sponsored Affordable Housing Activities The Senior Housing Committee has been focusing on providing affordable units for seniors as well as market rate units. The Committee has identified and evaluated town-owned property for suitability for senior housing and issued a report in 2001, obtained technical assistance and pre-development funding from the Massachusetts Housing Partnership in 2002, and sponsored a new zoning by-law, the Senior Overlay District, which was passed at the November 2002 Special Town Meeting. This zoning change enables housing development on sites of 10 acres or more for persons over 55 years old with increased density in the Residence B and C districts until the Town has reached the point of having 20% rental housing. A town-sponsored senior housing project is currently being considered. The Historical Society is also creating two apartments as part of its purchase and renovation of the old Pratt Library, which was aided by Community Preservation Act funds. These two rental units will be targeted to households at or below 100% of median income. These will not count towards the Town’s 40B inventory but will add to the scarce stock of modestly priced housing. During the course of the Master Planning process, the Board of Selectmen appointed members to a Cohasset Housing Partnership, which is charged with advising the Town on affordable housing issues and implementing the affordable housing strategy developed in this Master Plan. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 86 STRATEGIES: Planning and Organization for Affordable Housing Creation Revive or create a new Cohasset Housing Partnership Housing Partnerships are volunteer groups, usually appointed by Boards of Selectmen, which take the lead in planning for affordable housing. Membership should include people with appropriate interest and expertise, such as public officials, business and community leaders, attorneys, realtors, clergy, and Housing Authority representatives. Cohasset’s current Senior Housing Committee could be folded into the Housing Partnership. The activities of the Housing Partnership would likely include the following: ▪ Increasing public awareness through forums and other public events ▪ Establishing criteria to evaluate affordable housing proposals ▪ Making recommendations on the pros and cons of particular housing proposals ▪ Identifying public and private resources to further development ▪ Locating available land suitable for development ▪ Reviewing land use regulations and zoning bylaws ▪ Working with developers of affordable housing The Board of Selectmen has implemented this recommendation. Continue seeking technical assistance from the Massachusetts Housing Partnership (MHP) Cohasset is already working with MHP on the senior housing proposal. MHP has assisted many smaller suburban communities in creating effective Housing Partnerships and creating affordable housing that is compatible with community character. For example, MHP assisted the Town of Sherborn, one of the wealthiest towns in Massachusetts, in creating 15 affordable units. AFFORDABLE HOUSING GOALS: ▪ Meet Chapter 40B goals for permanently affordable housing ▪ Create an annual average of 21 units of housing over 10 years, which constitutes 3/4 of one percent of the 2000 Census year round units (2,752) ▪ Create the affordable units in a manner consistent with town character DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 87 The Town contributed suitable town-owned land and MHP provided pre-development funding, technical assistance, and a high-risk loan before all approvals were in place to bring the project to construction. MHP also offers technical assistance to communities in working on Chapter 40B proposals. Renew EO 418 Housing Certification Cohasset needs to renew its certification in order to gain the benefits relating to state discretionary grant funds, such as Public Works Economic Development grants (which Cohasset received for streetscape improvements in the Village) and open space acquisition funds (which Cohasset received in the past for purchase of Turkey Hill). Continued renewal will depend on production of affordable units. Regulatory Changes Permit apartments by right in the Downtown Business District At present, the only way that multi-family housing is allowed in Cohasset is by special permit in the Downtown Business District. A carefully written zoning amendment to allow by- right apartments, including addition of two to three stories on existing one-story buildings while preserving street level retail uses, could provide an incentive for small-scale and second-story apartment living in the Village. Because parcel sizes and the lot coverage of existing buildings in the downtown vary considerably from the requirements of the zoning district, a study is required to develop zoning language that would truly enable development of apartments. Incentives could be provided for affordable units. Revise the accessory dwelling bylaw to encourage creation of affordable units The current accessory dwelling bylaw is complex and rather restrictive. Since it was enacted, there have been no requests for permits. Streamlining of the process in return for affordability contracts could be an incentive for creation of affordable units. Explore amnesty for illegal apartments in exchange for affordability agreements Some residents believe that there may be illegal apartments in Cohasset but it is difficult to estimate the likely number without detailed linking of databases that currently are not connected. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 88 The Town could offer to legalize the apartments in return for the owners to agree to keep them at permanently affordable rents. This would be a less expensive way of creating affordable housing in existing units, than buying condos or rentals. Legalized apartments would have to be brought up to code, however. Because the affordability agreements would control the rental prices, the accessory units would not result in significantly increased assessments and higher taxes. The Cohasset Housing Authority has agreed to screen potential tenants for income eligibility for one year at no charge. Communities on Cape Cod have developed model affordability agreements for accessory and other apartments. A program of this kind would create affordable units without changing town character. It would probably not produce a large number of units, but it would be a useful adjunct to other strategies. Consider inclusionary or incentive zoning with the option of a payment in lieu of units to an Affordable Housing Trust Inclusionary zoning requires a developer to provide a certain percentage of affordable units within a development of a certain number of housing units. For example, Cohasset could require that developers of 10 or more units be required to provide 10 percent affordable units. The Town could also provide for a payment to an affordable housing fund or trust in lieu of providing the actual units, which would help create funding for creation of affordable units. Because Cohasset does not have many large subdivisions, inclusionary zoning will not create a large number of units, but it should still be pursued as part of an overall affordable housing strategy. Incentive zoning provides density bonuses in return for the inclusion of affordable housing. Creating Affordable Units Consider a Local Initiative Program project The Department of Housing and Community Development’s Local Initiative Program provides technical assistance to local communities that produce affordable units and counts them towards the Chapter 40B inventory, while allowing a greater degree of flexibility than is available for projects with direct financial subsidies. The Senior Housing Committee’s proposed mixed income project is an appropriate LIP project. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 89 Work with developers to create affordable units for seniors The Town’s new overlay district for over-55 housing permits higher densities in return for creation of 25 percent affordable units. These projects may also be suitable for Local Initiative Program projects. Explore purchase of units or affordability “buy-downs” in existing multi-family buildings, condominium complexes, or accessory apartments Creation of affordable units in existing multi-family structures is a good way to increase the availability of affordable housing while preserving town character. If the town were to purchase multi-family structures and make some of the rental units permanently affordable through deed restrictions, while leaving others at market rates, all of the units in the building would count towards the Chapter 40B goal. Another approach is the affordability “buy-down,” in which the town would make a payment to the owner of a rental unit in exchange for an affordability restriction and an adjustment in the tax assessment to reflect the reduction in rental value. Creating affordable units in existing buildings can be part of an affordable housing strategy, but not the only strategy. Cohasset does not have a large inventory of units in multi-family buildings, and half of these units are in two-family homes. Likewise, the number of condominiums is not large. Purchasing existing units is likely to be very costly, ranging from $250,000 to $400,000 per unit. Preferred characteristics of residential development The senior overlay district bylaw permits higher densities than otherwise allowed under zoning in order to facilitate affordable housing creation. The Town also has an existing cluster bylaw that this plan recommends to be refined and enacted as a by-right development type. Financing Strategies Pursue use of town-owned parcels and buildings for housing projects The Senior Housing Committee has identified town-owned parcels suitable for development. Independent of whether the Town meets its 10% affordability goal through other proposed projects, the Committee and town should explore additional opportunities to create housing on Town properties. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 90 Work with the Community Preservation Committee on potential projects that link affordable housing creation to open space preservation and historic preservation Cohasset’s passage of the Community Preservation Act in 2001 means that the town will have a minimum of 10 percent of the CPA funds assigned to affordable housing. The town should strive to leverage CPA funds to meet multiple objectives simultaneously, for example, in projects that could combine open space preservation with the creation of mixed-use clustered housing. It is likely that in any one year, the CPA funds destined to affordable housing will be insufficient by themselves to create new units. CPA housing funds can be transferred to an Affordable Housing Trust. Create an Affordable Housing Trust By filing a home rule petition, Cohasset can follow in the footsteps of many communities and create an Affordable Housing Trust. The Trust would be the repository for any funds contributed by developers, by the CPA, by Town Meeting votes, and by private parties. Explore potential relationships with the South Shore Neighborhood Housing Corp, banks, churches, the South Shore HOME Consortium (Quincy-Weymouth) and/or the Town of Hull The South Shore Neighborhood Housing Corporation is the geographically closest community development corporation and nonprofit housing developer. It focuses its activities in Quincy but may be interested in assisting Cohasset or a group of South Shore towns. Similarly, the South Shore HOME Consortium, which receives federal funding for affordable housing creation and housing rehabilitation through the US Department of Housing and Urban Development, currently includes only Quincy and Weymouth. The Town of Hull has also begun to receive HOME funds. Consortium members are required to be geographically contiguous. Hull could serve as a Consortium leader for a new Consortium with Cohasset and other communities, or a group of communities could become members of the South Shore Consortium. A potential model is the North Shore HOME Consortium, which includes 27 communities ranging from affluent Manchester-by-the-Sea and Boxford to more economically-diverse Salem and Peabody. Banks are subject to the Community Reinvestment Act, which requires that they invest funds in DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 91 community development activities. Church congregations may also take an interest in affordable housing projects, helping to raise funds or to identify landowners who may be interested in a bargain land sale to promote affordable housing. Affordability Restrictions In any affordable housing project, the Town of Cohasset will assure affordability through deed restrictions, seek the longest period of affordability permitted by law, and contract with the Cohasset Housing Authority or a nonprofit housing developer to certify income eligibility of potential tenants or homeowners and to monitor enforcement of affordability restrictions. In the case of affordability contracts for accessory apartments, the affordability agreement would lapse with the sale of the primary residence. If the accessory unit had been legalized through the affordability program, the permit for the apartment might lapse at the same time. The new owner would decide whether to seek permission to continue to rent the accessory apartment. D. RECOMMENDATIONS See Map 7 – Housing Opportunities. Housing and Residential Development Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Promote compatibility with neighborhood, town, and open space character – as appropriate – in creation of new housing Create an Open Space Residential Development District (OSRD) in the zoning bylaw and establish Open Space Subdivisions as by-right zoning for parcels of 5 acres or more that are currently in Residential B and Residential C H S Review enforcement of existing zoning regulations to insure that the process for issuing existing building permits results in correct application of requirements H S Create a system to coordinate plan review among relevant boards, commissions, and town departments before issuance of a permit H S Define a “Replacement Single Family Dwelling” to include substantial renovations and additions H S DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 92 Create a Special Permit Process for Large Home Site Plan Review H S Meet Chapter 40B goals for permanently affordable housing Create affordable units in a manner consistent with town character Revive or create a new Cohasset Housing Partnership H Done Create an annual average of 18-21 units of Chapter 40B eligible housing over 10 years, which constitutes 3/4 of one percent of the 200 Census year round units (2,752) H ongoing Continue seeking technical assistance from the Massachusetts Housing Partnership (MHP) H ongoing Renew EO 418 Housing Certification H S Revise the accessory dwelling bylaw to encourage creation of affordable units H S Permit apartments by right in the Downtown Business District M M Consider a Local Initiative Program project H S Provide housing options for Cohasset senior citizens who wish to downsize their housing Work with developers to create affordable housing for seniors H S Pursue use of town-owned parcels and buildings for housing projects H ongoing Work with the Community Preservation Committee on potential projects that link affordable housing creation to open space preservation and historic preservation H ongoing Permit apartments by right in the Downtown Business District M M Explore amnesty for illegal apartments in exchange for affordability agreements M S Consider inclusionary or incentive zoning with the option of a payment in lieu of units to an Affordable Housing Trust M M Explore purchase of units or affordability “buy-downs” in existing multi-family buildings, condominium complexes, or accessory apartments M M, L Create an Affordable Housing Trust M M DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 93 Explore potential relationships with the South Shore Neighborhood Housing Corp, banks, churches, the South Shore HOME Consortium (Quincy-Weymouth) and/or the Town of Hull M M DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 94 VIII. ECONOMIC DEVELOPMENT In Cohasset, economic development policy has three purposes: (1) tax relief for residential ratepayers; (2) support for local businesses that serve residents; (3) preservation and improvement of the appearance and function of commercial areas. GOALS ▪ Increase business tax revenue through more and higher value retail, service and office development ▪ Improve the mix of local retail and services and low-impact employers ▪ Attract more day and overnight visitors ▪ Shape development around the new train station DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 95 A. CURRENT CONDITIONS Cohasset has a small business sector in five zoning categories distributed in six locations. Most businesses are located either on Route 3A in one of the Highway Business zones or in the Village Center. Smaller concentrations of business uses can be found at Cohasset Harbor and at Hull Street. Although parcels along Doane and Church Streets in Beechwood are zoned for business, there are no existing businesses at present. Commercial development occurs along Route 3A in the Light Industry, Highway Business, and Technology Business zones. Despite the different district names, the actual uses are predominantly commercial retail and service uses, with two major shopping centers, each anchored with a supermarket, and larger freestanding buildings dedicated to single uses arrayed along the road behind parking lots. Most of the remaining commercial businesses are located in the Village Center. Small specialty retail and service establishments give the Village its commercial character, with the Red Lion Inn functioning as a major anchor for the business district. Beginning in the 1990s, Cohasset Village became a major focus for planning activity. First spearheaded by the Cohasset Chamber of Commerce and later by the Cohasset Revitalization Corporation, and assisted by a town committee, the Village Revitalization Task Force, the initiative focused on making traffic, pedestrian, parking, safety and aesthetic improvements in order to keep the Village a flourishing center of community life. The restoration of the Greenbush line and the need to proceed with an upgrade of the James Brook culvert for flood control purposes also pushed village improvement to the forefront due to the availability of funds and grants associated with these other projects and because these projects will require substantial reconstruction of the village area. Revitalization proposals have included changes in traffic patterns which were rejected after short-term experiments, and burying of utilities. Proposed streetscape improvements have met Existing Total Gross Bldg Zone Acres Area (SF) Technology Business 183.4 242,880 Highway Business Total 98.5 476,132 West 29.3 174,776 East 69.2 301,356 Light Industry 60.1 60,505 Downtown Business Total 17.0 275,907 Village Center 13.1 232,242 Beechwood (residential uses only) 2.6 29,926 Hull Street 1.3 13,739 Waterfront Business 2.6 84,580 Total 362 1,140,004 DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 96 with some enthusiasm. The designs are nearing completion and include sidewalks, crosswalks, and other amenities. Improvements to the town parking lot behind South Main Street are to be funded by the MBTA after use as a staging area during construction of the Greenbush Line (provided construction goes forward) and reconstruction of the James Brook culvert. The commercial district at the Harbor is small and most businesses are oriented towards the water – either directly, in the case of Cohasset’s small fishing industry, or indirectly, in the case of the resort lodging and dining places. Similarly, there are only seven parcels on Hull Street zoned as Downtown Business and a handful of businesses there. Other significant business activity in Town includes the South Shore Music Circus, a nonprofit organization which holds concerts of popular music on a former horse grounds off Sohier Street in the warmer months that attract attendees from throughout the region. The Music Circus has 2,300 seats and operates from June to Labor Day with 35 to 40 concerts every season. There are more than 100 employees, the vast majority from Cohasset, and all the concessions are held by Cohasset businesses. The Music Circus works with other Cohasset businesses to enhance economic benefits to the Town as a whole. It shares its schedule with all restaurants and hotels and has a coupon offer for dinner at the Red Lion for ticket holders. The Music Circus is also a major donor to arts, recreation and educational organizations in Cohasset and elsewhere on the South Shore, distributing $1.25 million over the past decade. Although there is an area zoned Downtown Business in the Beechwood, there are no businesses there at present and the location is no longer suitable for neighborhood retail. Residential densities are not high enough to support a convenience store and anything larger would attract traffic. This area should be rezoned to residential to reflect its current character. In addition to businesses located in commercial zones, there are some 300 residents who have home businesses. Business Property and Taxes Commercial, industrial and personal property account for 6.8 percent of Cohasset’s assessed values (FY 2003 valuation). The value of residential property has been growing at a faster rate than other types of property since 1995 and if present trends continue, by FY 2010 non- residential property will continue dropping as a proportion of total valuation to 6.1 percent. Although this does not seem like a significant change, marginal improvements can help the town DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 97 in paying for needed services and avoiding override votes during difficult economic times. % of Valuation: Residential and Open Space 86.0 87.0 88.0 89.0 90.0 91.0 92.0 93.0 94.01984198619881990199219941996199820002002 % of Valuation Res & Open Space Cohasset Valuations by Class Source: MA DOR 0 200,000,000 400,000,000 600,000,000 800,000,000 1,000,000,000 1,200,000,000 1,400,000,000 1,600,000,000 1,800,000,000 1984198619881990199219941996199820002002Personal Industrial Commercial Res & Open DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 98 Employers and Wages Most primary wage earners in Cohasset commute to jobs elsewhere in the region. Cohasset jobs are mostly found in a mix of locally-owned and chain store businesses providing retail goods and services to nearby residents, rather than in large employers serving regional or national product markets. State data from the Division of Employment and Training (DET) show approximately 275 to 285 businesses in Cohasset, depending on the data source, with 2000 to 2500 employees. DET data only includes businesses with payroll deductions. The Cohasset phone book lists approximately 470 businesses, including physician and attorney offices, indicating that there are a number of sole-proprietor businesses in town. Cohasset’s largest sources of employment are 236 businesses in the service sector, which account for 92% of the estimated 2,078 non-government jobs in the town today. The remaining 8% (167) are found in 37 businesses that produce goods. Retailing is the largest category of employment, with the three largest categories of Food Stores, Eating/Drinking Establishments, Change in Valuation of Different Classes of Property 1985=1 Source: MA DOR 0 1 2 3 4 5 6 1985198619871988198919901991199219931994199519961997199819992000200120022003Res & Open Commercial Industrial Personal DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 99 Jobs in Cohasset by Industry (Source: MA Division of Employment & Training, 2000) 0 500 1000 1500 2000 2500 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 Manufacturing Agri/Forestry/Fishing Construction Trans/Commun/Utilities FIRE Government Services Trade and Miscellaneous Retail accounting for 36% (739) of total jobs. The Food Stores category alone provides almost 18% of all jobs and the ten largest categories amount to 70% of jobs. The top sectors in terms of total weekly payroll are the higher-paying industries of Real Estate ($160,000/week), Special Trade Contractors ($120,000/week), and Electric/Gas/Sanitary Services ($~150,000/week), with Food Stores following at $132,000 weekly payroll. Retail businesses are typically labor-intensive and offer numerous lower-paying jobs for the less skilled, young people new to the workforce, and adults and seniors seeking part-time or second jobs. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 100 Share of Cohasset Jobs and Payroll 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% 16.0% 18.0% 20.0% Food Stores Eating and Drinking Places Misc Retail Electric, Gas, and Sanitary Services Health Services Special Trade Contractors Hotels and Other Lodging Places Wholesale Trade - Durable Goods Real Estate Amusement & Recreation Services % payroll % employees DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 101 Town Employment by Industry Category SIC Industry # of Establishments Number of Employees Average Weekly Wage Average Weekly Payroll 54 Food Stores 11 368 $ 361.00 $ 132,848.00 58 Eating and Drinking Places 17 201 $ 229.00 $ 46,029.00 59 Misc Retail 20 170 $ 417.00 $ 70,890.00 49 Electric, Gas, and Sanitary Services * * * 80 Health Services 11 125 $ 573.00 $ 71,625.00 17 Special Trade Contractors 14 122 $ 989.00 $ 120,658.00 70 Hotels and Other Lodging Places 4 109 $ 329.00 $ 35,861.00 50 Wholesale Trade - Durable Goods 16 100 $ 797.00 $ 79,700.00 65 Real Estate 7 81 $ 1,981.00 $ 160,461.00 79 Amusement and Recreation Services 10 75 $ 666.00 $ 49,950.00 73 Business Services 18 73 $ 1,148.00 $ 83,804.00 60 Depository Institutions 6 50 $ 684.00 $ 34,200.00 87 Engineering and Management Services 21 48 $ 1,252.00 $ 60,096.00 55 Automotive Dealers and Service Stations 7 44 $ 551.00 $ 24,244.00 72 Personal Services 9 40 $ 396.00 $ 15,840.00 86 Membership Organizations 4 32 $ 306.00 $ 9,792.00 82 Educational Services * * * 88 Private Households 22 29 $ 235.00 $ 6,815.00 75 Auto Repair, Services, and Parking 4 28 $ 904.00 $ 25,312.00 7 Agricultural Services 11 20 $ 866.00 $ 17,320.00 83 Social Services * * * 51 Wholesale Trade - Non-Durable Goods 8 18 $ 1,527.00 $ 27,486.00 47 Transportation Services 5 17 $ 904.00 $ 15,368.00 15 General Building Contractors 7 15 $ 674.00 $ 10,110.00 56 Apparel and Accessory Stores 3 15 $ 330.00 $ 4,950.00 57 Furniture and Home Furnishings Stores 5 13 $ 1,601.00 $ 20,813.00 78 Motion Pictures * * * 64 Insurance Agents, Brokers, and Services 4 10 $ 756.00 $ 7,560.00 76 Misc. Repair Services * * * 62 Security and Commodity Brokers 4 9 $ 3,997.00 $ 35,973.00 81 Legal Services 4 8 $ 703.00 $ 5,624.00 52 Building Materials and Garden Supplies 3 7 $ 563.00 $ 3,941.00 61 Nondepository Institutions 3 6 $ 1,927.00 $ 11,562.00 24 Lumber and Wood Products, Except Furn. * * * 42 Trucking and Warehousing * * * 28 Chemicals and Allied products * * * 48 Communications * * * 16 Heavy Construction, Except Buildings * * * 37 Transportation Equipment * * * 35 Industrial Machinery and Equipment * * * 273 2,028 691.74 $74,746,657 Government not Included Source: Mass Division of Employment and Training, 2002 *FIRE – Finance, Insurance and Real Estate DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 102 From 1990 to 2000, employment in Cohasset rose by 325 jobs to 2,354. The 16% growth in jobs over the decade (1.5% per year) was much greater than the 2.6% growth in population over the same period. The number of employers increased by 20 to 275, and payrolls increased about 5% per year to $82 million annually. The Cohasset economy continued to expand in 2001 and 2002. Excluding government, the number of jobs grew by an additional 46, or 2.3%, between 2000 and 2002. Wholesale/Retail Trade and Services have consistently been the largest employers, followed by Government. Wages Paid for Cohasset Jobs The average wage for jobs in Cohasset is $692 a week or $35,970 on an annual basis. However, the average weekly wages for the retail categories that are the largest employers in Cohasset are considerably lower at $338 a week ($17,576 annually). “Goods producing” jobs, as a category, pay 1/3 more on average than service jobs ($913 per week compared to $672 per week in Cohasset), and have traditionally provided solid incomes for people without a college education. Manufacturing jobs in Cohasset fell sharply in the 1990s, from approximately 200 in 1991 to 12 in 2000, presumably because of the decline in manufacturing activities at the former Norfolk Conveyor site. This decline in manufacturing employment was countered by growth in the other categories, with the highest growth in the following categories: 134 jobs in Transportation / Communications / Utilities, 130 in Services, 117 in Trade, and 58 in Construction. By 2002, only 167 “goods producing” jobs remained, with most (122) being Special Trade Contractors such as Plumbers, Masons, and Electricians. These businesses pay the highest average weekly pay among remaining goods producing jobs ($989). However, eight types of service jobs average more than Special Contractors and the highest paying jobs overall are managerial/professional jobs in the services category. The average wage for the service sector is pulled down by the many unskilled and part-time service jobs that pay less, but provide entry level and flexible opportunities for young people, seniors, and second job seekers. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 103 Employment and Wages in Cohasset E M P L O Y M E N T Year Total Annual Payroll Avg Annual Wage Establish- ments Total Agriculture Forestry Fishing Govern- ment Const- ruction Manufac- turing TCPU Trade FIRE Services 1985 36122398 16762 233 2,155 25 299 65 219 24 783 160 580 1986 37846199 17432 238 2,171 24 315 63 173 28 775 179 614 1987 41386102 19521 246 2,120 30 296 78 218 33 836 179 450 1988 45686301 20710 264 2,206 35 286 82 209 37 937 183 438 1989 48989314 22818 262 2,147 11 277 109 191 35 882 158 484 1990 49152323 24285 255 2,024 9 282 64 189 31 769 146 534 1991 47750231 23534 235 2,029 7 296 40 206 25 750 139 566 1992 45833953 23577 220 1,944 conf 300 39 153 19 755 138 534 1993 47306875 23512 222 2,012 9 304 39 184 20 766 138 552 1994 49335128 24792 253 1,990 10 304 26 167 30 783 132 538 1995 50414581 25475 266 1,979 17 305 40 82 37 765 139 594 1996 54595205 27741 268 1,968 22 324 50 64 51 698 165 594 1997 58831000 28895 252 2,036 26 323 57 conf 60 783 158 567 1998 62713522 31357 258 2,000 20 319 49 67 45 788 146 566 1999 64075811 31226 264 2,052 24 325 53 8 51 852 151 588 2000 82425324 35015 275 2354 24 322 126 12 165 886 155 664 2001 85702327 34281 284 2500 25 338 131 10 180 942 153 721 TCPU = Transportation, Communication and Public Utilities FIRE = Finance, Insurance and Real Estate conf = data suppressed due to confidentiality Note: Changes in industry definitions occurred in 1988, so data prior to that year are not strictly comparable to the more recent data. Commonwealth of Massachusetts, Division of Employment and Training (ES-202 Series) DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 104 Employment and Income of Cohasset Residents The economic status of Cohasset’s residents is generally quite good. Incomes are high, unemployment is low and the workforce is well educated. The 2000 census estimated Cohasset’s labor force at 3,564, accounting for 65% of the total population of 5,464 over 16 years of age. Seventy-seven percent of men over 16 and 55% of women participated in the labor force. (The state Division of Employment and Training (DET) estimated the labor force in 2000 slightly higher at 3,917, a decline of 106 or 2.6% from 1990, and recovering to 4,046 in 2001). With a median household income of $84,156 in 1999, Cohasset ranked 34th among 351 Massachusetts communities. Almost everyone over 25 years old has a high school diploma (97%) and 61% of those over 25 were college graduates, many with graduate degrees. High education levels and high incomes typically correlate with high employment, and Cohasset residents enjoyed lower unemployment than the state as a whole throughout the 1990s. The 2000 census data support anecdotal indications that the majority of Cohasset residents are employed outside the town. Most obviously, the labor force is about 50% larger (1200 persons) than the number of people employed in the town. The average commute time was 35 minutes, and three-quarters of employed residents commuted at least 10 minutes to work. Highest Educational Attainment (Source: U.S. Census 2000) 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% Less Than 9th Grade Grade 9-12, No Diploma High School Graduate Some College, No Degree Associate Degree Bachelor's Degree Graduate or Professional Degree DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 105 Historic Unemployment Rate (Source: MA Division of Employment and Training, 2002) 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 9.0% 10.0% 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 Cohasset Massachusetts Percent of Cohasset Jobs and Workforce by Industry (Source: MA Division of Employment & Training, 2000; U.S. Census 2000) 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% Agri/Fishing/Forestry Construction Manufacturing Trade Trans/Comm/Utilities Information FIRE Services Government Industries Employing Residents Jobs in Cohasset Employment of Residents Most Cohasset residents are not employed in the types of jobs that are most plentiful in town. Of the employed population of 3,509 in 2000, 57% were estimated to be in Management, Professional, and Related Occupations and another 27% in Sales and Office occupations. Such occupations are consistent with Cohasset’s income and education levels, but are limited in number in a residential community of this size. In terms of industry, the proportion of residents employed DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 106 in FIRE (Finance, Insurance and Real Estate) and Services (including 17% in Professional, Scientific, and Management, and 21% in Educational, Health, and Social Services) was greater than in the Cohasset job base, and the proportion of Cohasset residents engaged in Trade and Government was lower. These data imply that many employees of town government and of retail businesses do not live in Cohasset. An estimated 287 residents (8.3% of the employed population) were estimated to be self-employed in non-incorporated businesses. Because more residents tend to be in professional occupations, they have higher incomes than Cohasset workers. The median income of male residents working full time was $79,045 in 2000 and the corresponding figure for female residents was $41,397. Although available statistics for people employed in Cohasset are not strictly comparable, it is worth noting that the 2002 average annual wage of a Cohasset worker was 45 percent of the median earnings for Cohasset male residents. This differential is not surprising given Cohasset’s size, affluence, and overwhelmingly residential character. Primary wage earners are predominantly employed outside the town in professional and managerial roles while local jobs are filled primarily by part-timers, dual income families, teens, seniors, and residents of other communities. Economic Constraints and Opportunities Cohasset’s greatest asset is its quality of life. The town is in a beautiful seacoast setting, has a charming New England village center and harbor, historic homes and neighborhoods, and an affluent, educated population that supports a strong school system. Residents support a mix of retail outlets and services typical of a small town, with a few successful businesses such as the South Shore Music Circus, the Red Lion Inn, and Cohasset Harbor Resort drawing visitors from a larger region. For the most part, the town’s commercial districts are healthy. The Village Center offers a mix of basic services and specialty retailing, and bustles with activity, especially on the weekend. Four downtown parcels are currently listed as vacant and at least potentially developable, which could support about 80,000 square feet of commercial space under current zoning. The modern plazas and strip developments along Route 3A house larger scale retailers such as supermarkets, drug stores, and building supplies. Eight developable or potentially developable parcels currently zoned for Highway use could support another 500,000 square feet of commercial buildings. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 107 Although the physical condition and appearance of some buildings in the center and along Route 3A need upgrades, few are vacant. The major economic drawbacks for the town are its relatively poor transportation access and small local market. The nearest high speed highway, Route 3, is 8 to 10 miles away down congested two lane roads. Regional transit service is limited to a single bus route that serves rush hour commuters. Cohasset’s potential as a regional employment and retail center is therefore limited as numerous other communities in greater Boston offer better locations for employers and large retailers. While Cohasset’s affluent residents enjoy the mix of retail outlets and services typical of a small but sophisticated town, they represent a market of only 7-8,000 people, which is insufficient to support a substantially larger retail base in the absence of special offerings not available elsewhere. Economic Development Plan Cohasset is primarily a residential community and residents want it to stay that way. Because employment and the general level of prosperity among Cohasset residents are high, there is little sense of urgency behind a significant effort to stimulate economic growth. Economic development was not among the highest priorities expressed by Cohasset residents in the Master Plan survey. However, expanding commercial development would help address the issue that survey respondents identified as the most important one facing Cohasset, the tax burden on residents. Other priority issues identified in the survey relate to economic development primarily in the form of cautions. The high priority given to protecting natural resources, preserving open space and community character underscore that future economic development efforts must respect and improve the community rather than radically change it. For commercial development, generation of traffic is a major public concern. Economic development strategies generally seek to create employment and economic activity by reducing barriers, correcting weaknesses, and providing incentives. Initiatives typically taken by municipalities range from revising regulations (e.g. rezoning, density bonuses) to undertaking physical improvements (infrastructure projects, building rehabilitation, land assembly) to implementing grant-assisted programs (Main Street redevelopment, worker training). Cohasset’s economic development needs are an order of magnitude well below the level of the DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 108 many truly distressed communities that are the main focus of state and federal programs. Cohasset is basically healthy economically, but sees opportunity in three areas: ƒ Leveraging the Town’s physical and cultural attractiveness to strengthen the retail sector and reinvigorate the historic village center and waterfront ƒ Upgrading the quality and value of development in the Highway zones along Route 3A. ƒ Shaping the development adjacent to the planned commuter rail station to minimize impacts and stimulate appropriate development While the goal of this plan is to increase commercial property tax revenues, there is substantial consensus that economic growth must occur without significant detriment to Cohasset’s natural environment, physical appearance, and overall quality of life. Given the relative strength of the local economy, the town’s goals in economic development lie primarily in the realm of improving what exists rather than establishing a major new direction: expanding and upgrading retail services for residents, improving the physical attractiveness of commercial zones, and increasing commercial tax revenues by encouraging new businesses consistent with the town’s character. Creating jobs for residents is not a major goal because Cohasset primary wage earners are predominantly employed outside the community. In fact, business owners and managers report a labor shortage in lower-paying retail positions. Cohasset’s charming village center and waterfront have potential for drawing visitors and attracting businesses that value an exceptional quality of life. Route 3A commercial zones might attract higher value development if aesthetic and operational improvements are made to the road. Anecdotal evidence from public meetings indicates a desire among some residents for more diverse and better quality retail services, including: ƒ Entertainment options such as movie theater, spa/sports/health club with pool, tennis courts ƒ Day care center or nursery school ƒ Wider variety of restaurants ƒ Additional specialty retailers such as craft stores and art galleries In the absence of a detailed market study, it is not clear which specific types of retail services would find sufficient demand in the local market. The small size of the Cohasset market DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 109 and competition from neighboring towns would argue that certain options, such as a movie theater, would not be economically realistic. A key element of any town economic development strategy has to be the designation of a committee, volunteer or a staff person to evaluate, choose, and implement economic development strategies. The town has to take an active role in understanding its economic position within the region, enhancing the business environment to strengthen existing businesses and attract the kinds of businesses deemed appropriate for Cohasset, and marketing Cohasset to recruit new business investment. Increasing Non-Residential Tax Revenues Only 6 % of Cohasset’s tax revenues are from commercial and industrial property. There are limited options available to towns to mitigate the tax burden on residents. One option is to shift more of the tax burden to commercial and industrial properties through a split tax rate. However, tax specialists advise that higher tax rates in towns with less than 15% business property valuation will have the effect of deterring business development, so this option would not help Cohasset achieve its economic development goals. The other options are to attract more investment and development to the town: ▪ Encourage the build-out of existing zones, exploiting underutilized development capacity ▪ Increase the allowable density on developed properties in business zones ▪ Encourage higher value uses on developed properties ▪ Stimulate physical upgrades now, through public improvements ▪ Stimulate gradual upgrades, by establishing improved design standards for redevelopment projects ▪ Zone more land for commercial and industrial uses Cohasset’s experience with its Light Industry and Technology Business zones demonstrates that simply zoning for a particular use does not guarantee the arrival of that kind of development. Since Cohasset’s existing business zones are not yet fully built out, particularly the zones along Route 3A, there does not seem to be a pressing need for any significant expansion of land zoned for business uses. Similarly, increasing the allowable density in most of the existing DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 110 business zones, in itself, is not likely to attract desirable business development that previously showed no interest in Cohasset. Strategies to build up the tax base should therefore focus on encouraging additional private investment and higher value uses on existing developed properties, and on attracting higher value uses to vacant properties. Town governments typically pursue the following general strategies to promote higher value development: ▪ Make physical improvements to public areas such as streetscape, parking and infrastructure, in order to encourage private property owners to upgrade and add value to their properties ▪ Enact more demanding design standards for business development which will gradually be put into effect as properties are redeveloped ▪ Target and recruit desired business types ▪ Support increased demand for local businesses by promoting existing businesses to new markets ▪ Support increased demand with targeted population growth (for example, in the Village Center) Given historical rates of growth over the period 1985-2003 in the valuation of different classes of property, residential/open space property would account for 93.9% of total property valuation by FY 2010. If Cohasset were able to add an additional $5 million in commercial value each year from 2004 to 2010 over the historic rate of growth in commercial value (7.8%), under current tax rates that could provide approximately an additional $420,000 in tax revenue annually. To give an idea of what an additional $5 million in commercial valuation might involve, one can compare some current commercial valuations. The Stop and Shop Supermarket (the market alone, not the entire shopping center), at slightly over 60,000 square feet of building area, currently has a total valuation of approximately $5.5 million. A small office building on Route 3A with about 13,000 square feet is valued at approximately $1 million, while an office building of about the same size in the Village is valued at $665,000. To add an additional $5 million per year in commercial valuation over the next seven years would be a challenging but not impossible task. The benefits of additional nonresidential tax revenue would have to be balanced with the potential traffic and other impacts of additional development or expansion of the market. It would also require a town commitment to identify and seek out appropriate development. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 111 Potential opportunities for increasing the tax base will depend on leveraging the town’s location, overall appeal and attractions. Residents of Cohasset and neighboring towns who currently work at home but have expanding businesses or who have small businesses located elsewhere might be a market for small-scale office buildings that would allow them to work very close to home. Programming, marketing and promotions could draw visitors in order to increase demand to support more, higher value retailing. However, it is important to evaluate the potential adverse impacts of attracting more visitors and to balance potential benefits in tax revenues with those impacts. Likewise, efforts to exploit economic opportunities resulting from the new train station and encouraging development of highway uses along other parts of Route 3A must be done in a way that enhances quality of life from both aesthetic and traffic management perspectives. Improving the Mix of Retail and Services The strategies listed earlier are also the basic toolbox to achieve the goal of improving the mix of local retail services. Any general economic strategy for Cohasset must build on and protect the town’s high quality of life. To increase the supply of desired business types and/or readjust the mix, the Town can target and recruit desired businesses, make improvements to public spaces and infrastructure, reduce any barriers to entry or development of new businesses, and discourage undesirable businesses. To increase demand for local goods and services, options include supporting more promotional efforts and programming for residents of nearby towns, day visitors and tourists. A market study would be necessary to evaluate market competition and market opportunities for Cohasset businesses. For example, although some residents expressed a desire for a movie theater, it is unlikely to be worth the effort to try to attract one to Cohasset. The town would not be interested in the multi-screen model of large theater chains because of the traffic impacts. Independent small theaters are notoriously difficult to keep afloat economically and there is already one theater of that type in nearby Scituate. In addition to its seaside location, historic character and beautiful landscapes and buildings, Cohasset has several businesses, institutions, and attractions in the arts, entertainment, and leisure industries and in education that could become anchors of increased economic activity. Programming and marketing to coincide with events at the South Shore Arts Center, the South Shore Music Circus, and the Center for Student Coastal Research could help enhance the market for Cohasset businesses. Creating a cluster of art galleries or maritime-related shops and leisure DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 112 businesses could attract customers from outside Cohasset who would also patronize ancillary businesses such as restaurants. Cohasset’s attractiveness as a small-scale resort destination is already being marketed by the two hotels in town and there may be further potential to create a cluster of high-end resort-style businesses such as a spa/health club or executive retreat center. As is the case with local retail and services, a market study to evaluate demand and competition would be advisable. Reinvigorating the Village Center through Coordinated Marketing to Attract Visitors Except for the Music Circus and a few distinctive retail and hospitality businesses, Cohasset’s many natural and cultural attractions are familiar primarily to its inhabitants and residents of neighboring towns. Unlike North Shore communities such as Marblehead and Newburyport which attract many visitors, Cohasset is not widely recognized as a desirable destination for a day of shopping or sight seeing outside the immediate area. One option for stimulating a broader range of services in the town is to better leverage the town’s historic and scenic assets to draw visitors to its historic center. The benefit of increasing short-term visitors is that it effectively increases the size of the local market, potentially attracting new businesses to serve them and enabling existing businesses to improve and expand. The potential downside of a successful effort is increased traffic, more competition for parking spaces, and perhaps a shift toward more specialty shops and tourist-oriented businesses at the expense of basic services. Physical, pedestrian safety, and traffic calming improvements to the Village streetscape, parking lot, and drainage are already programmed. Planning and design was funded by the Cohasset Revitalization Corporation and $3.3 million in state and MBTA mitigation funds will pay for construction. In January 2003 Cohasset voters rejected a debt exclusion override to pay for burying utility wires as part of this project. According to the Cohasset Mariner, Village merchants had pledged about $120,000 for the $800,000 project and more pledges were expected if the override had passed. The owner of the Red Lion Inn, which probably has the largest market reach of businesses in the Village, reportedly pledged $100,000, indicating a belief that improving the aesthetic condition of the village will benefit his business. The town vote came just as the state government was announcing cuts in state aid, clearly an unpropitious moment, and Cohasset already has significant debt for sewer and school projects. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 113 Moreover, the majority of Cohasset voters ultimately may not wish to accept the short term or long term financial or other impacts of an economic development program. However, judging from comments made about the subject in letters to the editor of the newspaper, it appears that the connection between aesthetic improvements, enhanced value of Cohasset businesses, and potential future additional tax revenues either was not made or not accepted. Public education will be an essential part of the job of any Economic Development Committee established to implement an economic development strategy. Another initiative to enhance village businesses – and relatively low cost--would be to coordinate marketing and promotion efforts of individual businesses and events for greater impact. The Town could help organize such an effort in collaboration with the Chamber of Commerce. The work of a part time marketer could include initiatives such as: ƒ surveying shoppers and residents to find out , for example, what they like and don’t like about Cohasset’s retail sector, what they would like to buy, but can’t find, and where else they shop now ƒ fostering consensus around an appropriate, distinctive marketing image for Cohasset, and developing a marketing plan to create it ƒ stimulating joint events among Cohasset businesses, for example extended-hours holiday shopping with music performances and promotions during events such as the annual arts and crafts festival on the common, concerts at the Music Circus and inn/restaurant packages for overnight visitors ƒ coordinating joint marketing efforts such as print or web advertising ƒ strengthening relationships with key figures in regional tourism such as downtown Boston hotels and the Massachusetts Office of Travel and Tourism to promote Cohasset attractions to visitors ƒ exploring cooperation with neighboring towns to promote joint efforts such as a South Shore “scenic trail” (e.g., Plymouth Plantation, Land’s End, Scituate, Duxbury) to provide an alternative to the many attractions on the North Shore and Lexington/Concord This strategy could be calibrated for different potential outcomes ranging from merely drawing more retail customers from neighboring communities to becoming a day trip destination for regional and national visitors to Boston. A more ambitious goal of becoming a regional DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 114 destination for day trippers may involve additional expenditures for physical improvements in addition to marketing and promotion. For example, drawing day visitors from Boston hotels may require a shuttle link to the Hingham ferry or commuter rail to bring visitors into the Village Center. Likewise, conducting tours of scenic areas could require public or private investment in trolley tours and would have the effect of generating some additional traffic. Another approach to strengthen the downtown economy is to encourage more housing nearby. While there is relatively little vacant land near the village center, there is potential to encourage the use of the upper floors of existing commercial buildings as apartments or provide incentives for adding one or two stories for housing to one-story retail buildings. This would have the dual benefit of increasing demand for local businesses and improving cash flow for landlords to fund improvements. Creation of a mixed-use project combining housing, retail and structured parking in the Depot Square parking lot would have great potential to add to the liveliness of the Village, providing more retail dollars with less auto congestion. Small scale apartment housing in the Village Center would not be likely to generate much additional school expenditures because the units would probably be small. More detailed studies are needed to evaluate the feasibility of such a project. Highway Zone Improvements Cohasset’s distance from Route 3 makes it uncompetitive as a site for large office parks and retailers serving a regional market, but Route 3A is easily accessed locally and from parts of Scituate and Hingham. Although the Town’s Light Industry and Technology Business zones are located on 3A, the land uses in these zones are predominantly retail, other commercial uses and residential. Zoning for industrial and technology uses has not attracted those uses to Cohasset. The current use of the former Norfolk Conveyor site at 155 King Street – Scituate Hill -- as a microwave antenna testing area reinforces the need for a market study and targeted recruitment if the Town is serious about economic development. The company using the site for antenna testing has a manufacturing facility in Pembroke, but the high elevation of Scituate Hill is particularly useful for testing antennas. This is not an especially high value use (the total valuation for all the land and structures on the parcel is about $3 million) but it is one specifically appropriate for the hilltop location. The Norfolk Conveyor site is the only industrially zoned site with redevelopment potential, but it is now the subject of a Chapter 40B affordable housing proposal. Because of the DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 115 hilltop views and relatively secluded location, this site could also have potential for a business such as a destination spa, health club and retreat, though the design and activities would have to be exceptional in order to overcome the location on Route 3A rather than near the water or in an old mansion. The environmental issues facing the 40B housing project might also remain a barrier to development. Highway business corridors like those along Route 3A are traditionally home to auto- dependent land uses such as neighborhood shopping centers serving an approximately three-mile radius, and relatively low value, land extensive businesses, such as car dealers and lumber yards. In the absence of increased business volume or land value, there is little economic incentive for owners of marginal properties to improve them. One opportunity would be to conduct a market feasibility study for additional local retail services. This could be accomplished in concert with the market research for the Village Center, but would focus more on the types of services appropriate to large facilities in modern retail plazas, for example health clubs. The study would also research surrounding communities to map the immediate competitive environment, inventory available buildings and sites, and identify target companies to whom to pitch the Cohasset opportunity. Another opportunity from a regulatory perspective would be to encourage mixed use and higher density redevelopment of existing sites through density incentives that increase potential property values. Given the considerable existing potential for additional commercial development in the highway zone, it is unclear that commercial up-zoning alone would be sufficient to stimulate redevelopment in the near term. However, due to the strong housing market, a structure that rewards inclusion of residential units in redevelopment may stimulate projects as well as increase total demand for retail services. Redevelopment of the older retail plazas and other businesses in the southern segment of Route 3A could be attractive as a mixed-use “lifestyle center” combining housing and retail. Age-restricted housing would not create demands on the school system. The approval process could include site reviews to ensure conformance with aesthetic guidelines and the net result would be a gradual improvement in aesthetics as properties redevelop. However, the potential disadvantages include more intense development and traffic along Route 3A than currently allowed, which many residents may not find to be compatible with Cohasset community character. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 116 Leveraging the Future Cohasset Train Station The MBTA’s Greenbush Commuter Rail Line will be extended to Cohasset and neighboring towns within the decade. The commuter line will improve commuter access to Boston and may increase the town’s attractiveness to city workers. It is designed primarily to attract a portion of the existing commuters from their single occupancy vehicle drive up Route 3 to Boston rather than to handle large numbers of new commuters. It is unlikely that this service will provide a major direct economic stimulus to Cohasset for several reasons: ƒ The service will be structured to deliver residents to and from jobs in downtown Boston, rather than to bring employees to Cohasset. It will thus only marginally improve the town’s attractiveness to potential employers. However, commuter rail service may provide some low-wage workers better access to unfilled service sector jobs in Cohasset. ƒ The number of people using the station will be relatively small. The project’s Environmental Impact Report expects only 260 boarding passengers each morning in 2010, a volume insufficient to support any but the smallest retailer. The station site is not near existing residential neighborhoods or places of employment that would provide retail demand outside peak commuting hours. ƒ The site on the Hingham line may not dramatically affect commuting patterns, since it lies along the primary route to Boston and is expected to divert only 20% of the town’s commuters. Some commuters from Hingham and Hull may use the Cohasset station, but unless retailers locating near the station provide new products or services, they would mostly draw customers from existing businesses elsewhere in the town without significantly increasing total retail volume. Towns face a continuum of options when new transit service comes to a town. They range from essentially “do nothing”, leaving existing zoning unchanged and viewing the station and parking lot merely as an access point for commuters. At the opposite end of the spectrum, some urban areas are attempting to integrate transportation and land use in Transit Oriented Developments (TOD) with ambitious goals for supporting mixed use communities with lowered reliance on cars. Given its suburban location, downtown Boston commuting focus, and relatively low passenger volumes, the Cohasset station is ill-suited to being a true TOD. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 117 The concentration of commuters at the station, while relatively small at roughly 260 per day, represents an opportunity to create another focus of activity in the town. While it may be possible for a small retailer such as a newsstand, coffee shop, dry cleaner, or florist to succeed adjacent to the station on its own, the prospects for its success and a more appealing result for the town are higher if the town works with the MBTA early on. One possibility for the area is to encourage development of nearby retailers or businesses that are underrepresented in the town, but could take particular advantage of the location. Examples might include a pre-school, where parents could drop off their children before going to work, or a sports club or restaurant/bar that does much of its business outside of commuting hours and could share the commuter parking area (the MBTA has proposed a 426 space parking area, but projects all-day demand of 205 spaces). Another potential opportunity is to rezone adjacent property for higher density housing, which would create neighborhood demand for retail services with potentially less impact on commuter traffic than new housing elsewhere. In both cases, designing the station and surrounding area for easy walking among the uses is critical to success. B. RECOMMENDATIONS See Map 8 – Economic Opportunities. Economic Development Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Increase business tax revenue through more and higher value retail, service and office development Create an Economic Development Committee to study and evaluate economic development options, advise the Town on pursuing strategies, and oversee implementation of strategies H S Improve the mix of local retail and services and low-impact employers Identify, target, recruit, and support desired retail businesses Market study of needs, competition and opportunities for desired businesses (e.g. child care, spa/health club, restaurants, galleries) H M Develop a program to recruit specific retail types and designate a person to carry it out M M Work with the Chamber, Music Circus, Arts Center and local businesses to enhance coordinated marketing and promotion M M Consider encouraging residential development above street-level retail in the village as a way to increase local demand while limiting adverse impacts Identify, target and recruit low-impact commercial businesses (e.g. small Survey developers and the business community to clarify barriers to non-retail commercial development on 3A over the long term H S DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 118 professional/medical offices, office condos/shared business services, executive retreat or conference and meeting center, cooking/craft school, destination spa) Enhance the physical environment of commercial districts Improve village streetscape, parking and drainage H S Review landscape, signage, lighting, driveway and other design standards and requirements for route 3A development and upgrade if needed M S Attract more day and overnight visitors Survey visitors and businesses to identify activities/spending, image, desires ways to support existing restaurants, inns, shops and new potential businesses H S Organize and market more fairs that leverage Cohasset's uniqueness and quality of life: arts, crafts, music, history, ecology L M Market Cohasset as a cultural tourist day trip destination M M Support the meeting and conference business of existing inns and promote more spillover effects to other businesses M M Shape development around the new train station Work with the MBTA to explore the feasibility of commuter-oriented businesses and housing near the station H M Eliminate the Downtown business zoning in Beechwood and rezone to residential. L S DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 119 IX. COMMUNITY FACILITIES AND PUBLIC SERVICES Overall Cohasset has excellent community facilities, the result of careful attention to the Town’s physical needs over a long period of time. The imminent completion of a large school and library program and carefully planned improvements in the water and wastewater area typify the Town’s approach to community facilities. Roadways, which are discussed in Chapter X of this Plan, appear to have received less attention. Cohasset has been engaged in a substantial effort to renovate several schools, transforming one into a new library. The police station is the single public building which has lagged in being updated, but it is currently being renovated. GOALS ƒ Maintain town water supply facilities and water quality and conserve the water supply ƒ Develop a comprehensive wastewater management plan for the Town ƒ Complete remaining needed improvements or upgrades to public buildings DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 120 Water provision, treatment, and storm water are all areas which are currently being significantly upgraded, representing a large capital investment. The Town has excellent water supply, as evidenced by the absence of the periodic outdoor watering bans so common elsewhere in the region. The private Mass-American Water Company of Hingham, which services North Cohasset, has discussed buying water from Cohasset. Efforts are being taken to enlarge and improve the water quality protection of the open pond reservoirs. Waste treatment is being addressed through development of a comprehensive Wastewater Management Plan which will include priority areas for the extension of the sewer system and enlargement of the waste treatment plant, as well as other recommendations. Local flooding is being addressed through a number of initiatives to improve the flow of storm water by removing impediments, and by increasing the ability of upland areas to retain additional storm water. A. CURRENT CONDITIONS Water Supply Approximately 90% of Cohasset households are customers of the Cohasset Water Services, which operates under the direction of an elected Board of Water Commissioners. North Cohasset is serviced by the Aquarion Water Company of Massachusetts, a private water company. The Town’s water supply comes from two surface water sources, Lily Pond and Aaron Reservoir. The watershed for these water bodies covers an area of 5,892 acres, of which 40% is in Cohasset. In addition there are two wellfields which supply water from groundwater sources (Sohier Street wells, and Ellms Meadow wellfield). Both are out of service, but are expected to be reactivated. Reopening these well fields will add to an already abundant water supply. Review of land use regulations around these fields is advisable before they are reopened. A Water System Report was prepared in October 1996 by Tutela Engineering Associates, Inc. As part of a 20-year plan, the report contemplates annexing those homes in the North Cohasset geographical area now served by the private water company. This would increase the customer base by about 10%. There are currently about 7,100 customers. The report identified two major deficiencies in the Town’s water system. The first was the need for an additional 2 million-gallon storage tank to provide additional fire flow storage capacity, system reliability and redundancy. This work has been completed. The second major deficiency found was the inadequacy of the distribution system to provide fire flows throughout the town. The report DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 121 outlined a three phase distribution system improvement program to address water pipes installed prior to 1920 which are unlined cast iron. These pipes have had their flow capacities significantly reduced through corrosion and tuberculation. The plan called for the improvements to be made over the next 10 years and thousands of feet of pipe have already been relined. The existing water supply is capable of meeting water system demands for the next 20 years, or more. The Water Commissioners may sell 500,000 gallons per day to a private development project located outside the Town boundaries. Water usage is projected to reach 115 g/c/d in 2016. Consumption has averaged 95 g/c/d over the past 40 years. Water Management Permit requirements may require a conservation and demand management plan to reduce consumption of the town’s water resource. The State will be expecting 70-80g/c/day and a low unaccounted for water percentage (less than 10%). The Water Department in 2000 identified a series of potential threats to Cohasset’s drinking water supply including: ƒ Cohasset Heights Landfill – toxic leachate ƒ Massachusetts highway Department garage - road salt runoff ƒ Norfolk Conveyor site –oil spill in 1983 and hazardous waste ƒ Arrowood development in Scituate – septic systems ƒ Wompatuck State Park Hingham Annex former military storage bunkers – toxic leachate These threats are monitored for impacts on water quality. A Limnology and Water’s Edge Study for Lily Pond, completed in early 2003, found excessive nutrient loading in pond resulting from stormwater runoff. Remedies include nonpoint source pollution improvements at five locations contributing to the pond, the reduction of backwash discharges into Lily Pond, and the hydraulic dredging of the northwest shore of Lily Pond at an estimated cost of $4.5 million. The Town’s recently-formed Wastewater Committee discussed below has also identified area where septic system failure is a potential threat to Cohasset’s drinking water quality. Wastewater Management Until recently, Cohasset had a very small sewer system with approximately 200 connections. As the result of state legal action based on environmental concerns, the Town entered into a Consent Decree in the 1990s and agreed to upgrade and expand its small wastewater DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 122 treatment plan and address overall wastewater management issues. Simultaneously, pollution of Straits Pond, part of the Weir River Area of Critical Environmental Concern and Hull’s sewering of its properties on its side of the pond resulted in a project to sewer North Cohasset. Approximately half of the households in Cohasset are connected to a sewer system, with the remainder served by septic systems. The collection system is comprised of the Central Cohasset Sewer District, which feeds the wastewater treatment plant, and the North Cohasset Sewer District. The North Cohasset Sewer District includes the Jerusalem Road area bordering the Town of Hull and Hingham. This collection system uses a common pipe with Hingham and is processed at the Hull treatment plant. There are approximately 300 customers in this district. The Central Collection System expanded between 1998 and 2001 to encompass the geographical area bordered by Route 3A, Sohier Road, Cohasset Harbor and a line just south of Pond Street, increasing service from 200 connections to over 1100. The Cohasset wastewater treatment plant, located at Jacob’s Meadow, increased its permitted capacity from 72,000 gallons per day (gpd) to 300,000 gpd. The sewer project’s capital costs were divided 50-50 between the Town (including non-sewered residents) and the users. Currently the central plant has been found to have significant infiltration and inflow problems, particularly in tidal areas. Mitigation of these problems and determination of whether the plant’s capacity can be raised to 450,000 gpd is expected to take several years. Municipal Management of Septic Systems The Board of Health developed a Comprehensive On-Site Wastewater Management Plan to bring septic systems under municipal management. Under this program property owners would receive town-managed services for their septic systems if the systems pass a Title 5 inspection. The services include Title 5 inspections, annual function checks, tank pumping (usually every three years), maintenance, repair, and upgrades. The plan offers 20-year loans for repair or upgrade if the septic systems fail. Because some of the plan’s initial proposals were controversial, it was offered on a voluntary basis. No one has been willing to sign up for the program yet. One possible reason why the on-site wastewater management plan has yet to be implemented is that in order to participate, the homeowner must have an up-to-code Title 5 system already in place before joining the program. It is likely that many existing septic systems require upgrades to become Title 5 compliant, and because of soil conditions and lot-size constraints, DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 123 septic system repairs and upgrades in Cohasset tend to be expensive. It is difficult to convince a homeowner to take on that expense voluntarily unless the system is clearly failing. Nevertheless, the scheme for “municipalization”, or municipal takeover, of private septic systems that the on-site wastewater management plan represents is an important effort to deal with all of the community’s wastewater needs and could become more attractive to homeowners if the financial disincentive to participate were minimized or eliminated. Wastewater Committee The survey and visioning data collected by the GDC identified a widespread desire that additional sewering or other communal wastewater management solutions be undertaken. Initial efforts to study expansion of sewers to the Little Harbor area have had Town Meeting support. The Town recently appointed a Wastewater Committee to develop a comprehensive Wastewater Management Plan. The Committee is beginning to assess deficiencies and prioritize needs for municipal intervention in the design and construction of collection systems. While still in an early phase of work, the Committee has identified geographic areas of concern and issues that need to be resolved. Protection of the Lily Pond watershed and the town’s water supply is clearly a top priority. The Committee plans to prepare a map of wastewater treatment problems and potential sites for distributed treatment facilities; to develop a priority list for improvements; and to develop an equitable payment scheme. Little Harbor is under a mandate from the state Department of Environmental Affairs to resolve high nutrient loading from many failing septic systems. A new phase of sewer expansion is being studied to serve 450 existing homes with the collection system extension along Atlantic Avenue to fully sewer the coastal area between Little Harbor and Cohasset Harbor. It has been proposed that the wastewater be sent to an expanded 450,000 gpd central wastewater treatment plant. The plant would also be upgraded to remove nitrogen to 10 parts per minute (ppm) so that loadings to Cohasset Cove and Harbor will not increase. This project would utilize all of the increased capacity proposed for the treatment plant and has been estimated to cost nearly $10 million: DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 124 Treatment Plant expansion $880,900. Little Harbor sewer $7,162,200. Atlantic Ave sewer $1,927,300. Total $9,970,400 Coliform counts are being monitored in Little Harbor and currently do not seem to be rising. Because other wastewater problems have been identified, including some that may threaten the Town’s water supply, Little Harbor is only one of a number of wastewater improvement areas that will be evaluated and ranked by the committee for priority action. Areas with identified wastewater problems in addition to Little Harbor include: ƒ Ledgwood and Brewster Roads – soils are poor ƒ Beechwood Avenue – older systems close to the water supply ƒ Atlantic Avenue from Whitehead to Sandy Beach – systems are under water at high tide The Committee is also concerned that development proposals for currently unbuilt lands could cumulatively overload groundwater capacity while, on the other hand, new wastewater technologies may rapidly open up previously undevelopable land. The Committee members have agreed that changes to land use regulations based on the town’s master plan and open space goals should precede large-scale improvements to wastewater. Wastewater System Options and Financing There are several options for municipal wastewater management in Cohasset. The Town can expand its own municipal sewer system, it can make participation in the municipal septic management program more attractive, or it can seek agreements with neighboring municipalities to share sewer capacity. The financing scheme adopted for any of these options must be viewed as equitable in order to attract support. The capital cost of the expansion of the sewer system in the Central District and the creation of a sewer system for North Cohasset in the 1990s was funded by a scheme that placed 50% of the cost on the affected homeowners and 50% on the Town as a whole. The homeowners’ portion, in turn, could be spread over a period of 20 years via the betterment process. Town-wide participation meant that the non-sewered areas in Town were helping to pay for a system from DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 125 which they did not directly benefit, although the environmental benefits are shared by everyone. This financial imbalance was recognized at the time and still simmers below the surface. For a homeowner to join the on-site wastewater management plan, the comparable initial capital cost of upgrading the septic system to current Title 5 standards could be anywhere from $10,000 to more than $80,000, depending on the site. The management plan, however, creates no mechanism for the sharing of this initial capital cost, leaving it solely to the homeowner, unlike the financing system for sewer extensions and improvements. (Later repairs or upgrades of a septic system participating in the plan would, however, be funded by the plan.) If homeowners were allowed to join the management program without a currently compliant Title 5 system and to have any needed repairs or upgrades funded by the plan program, there would be an incentive for joining. Providing this assistance for septic system owners would require funding the plan through a Town Meeting appropriation. An initial seed money appropriation from Town Meeting equal to the best estimate of 50% of the cost of all septic system repairs/upgrades in Cohasset in an average year would be a good start. Homeowners joining the plan would pay ongoing user fees similar to sewer user fees, which would augment the fund further and eventually make it self-sustaining, as the plan currently envisions. Phasing and prioritizing the upgrades of those systems joining the plan over time rather than doing immediate repairs to every system at the time it enters the program would also insure that the fund would not be depleted too quickly. Such an appropriation to promote the municipal on-site wastewater management plan would likely be substantially less than pursuing additional sewer capacity. However, adding new sewer capacity is the other viable option for addressing the needs of the currently non-sewered areas of Town. Although the Central plant may one day achieve marginal added capacity, it is unlikely that the entire remainder of the Town could be connected to it. Therefore, construction of a second facility of some type, or of multiple, small neighborhood-based facilities would be necessary, if such a solution is deemed better than maintaining individual septic systems. Of course, these options also have significant attendant costs. If available, connection to the sewer capacity of neighboring communities or a joint approach to wastewater management could be less costly than a purely local solution. However, in order for the Town to retain the ability to manage its growth, negotiations for access to wastewater treatment capacity in other towns should be negotiated between the municipalities rather than by individual developers. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 126 As septic systems age and need replacement, the alternative to doing nothing is economic hardship to septic system owners who participated in paying for the sewer expansion. The Town’s choice of the 50-50 funding system for sewer expansion formed a precedent, and continuation of this system to fund the capital costs of any of the other wastewater management options is a reasonable approach to concerns about equitable funding. To lessen the budgetary burden, the Town might begin appropriating seed money for implementation of whatever option is chosen, and begin phasing this work and expenditures over a period of years. Stormwater Management Stormwater management efforts include flood control, nonpoint source pollution controls, and compliance with new federal regulations. The James Brook culvert is to be widened substantially as the third phase of three phases of work undertaken to alleviate occasional severe flooding in the Village. James Brook flows from the northern end of Cohasset under the Village via a culvert before opening out into Jacob's Meadow and the Harbor. The Town's agreement with the MBTA calls for it to provide reimbursement for the cost of this project as part of the Greenbush line restoration. In addition, Cohasset will share with Hull and Hingham the replacement of a Route 3A box culvert in the northwest corner of town at an estimated total cost of $1 million. The Environmental Protection Agency (EPA) adopted a General Permit document for the Commonwealth of Massachusetts under the Clean Water Act, and communities including Cohasset must comply with the Federal Stormwater Phase 2 Regulations. Cohasset prepared an application for a Notice of Intent and a stormwater management plan for the town. The plan, developed by the Board of Health and its staff, identifies actions Cohasset will take in the next five years to satisfy the Best Management Practices required to obtain a permit to discharge stormwater. No significant costs are expected, especially since the town received funding to survey and map the storm drain locations. However, beyond the initial five-year program, once pollution sources are identified, they will need to be abated. Construction projects are expensive and this mandated program may burden the town’s pocketbook over time. Nonpoint source pollution efforts include stormwater remediation projects in conjunction with the Town of Hull (through a Coastal Pollution Remediation Grant) to protect Straits Pond and activities to ensure Cohasset’s compliance with the EPA Phase II Stormwater Management DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 127 Regulations. The degradation of Straits Pond is attributed to stormwater pollution, sedimentation, and the spread of invasive species. Two recent environmental studies of Lily Pond and its watershed found excessive nutrient loading from stormwater pollution. The Water Commission was awarded a state grant of $255,000 grant, matched by $170,000 from the Town, to help pay for a four-year project to reduce nutrient loading in Lily Pond by over 50 percent. The project will include structural and nonstructural Best Management Practices. Cohasset has also developed a Lawn Care Management Program that is designed to educate homeowners and lawn care professionals about the perils to water quality that result from the nutrients, pesticides and herbicides in stormwater runoff resulting from the desire to attain a perfect lawn. More widespread dissemination of this information to town residents is needed. Town Buildings Capital investments in recent years have left only one major project on the Town’s facilities agenda – the public safety building (Police and Fire). Town Meeting recently voted $800, 000 to make improvements, which are underway. A new Library was completed in 2003 through the renovation of the Osgood School and the old library was sold to the Historical Society. A Historic Preservation Master Plan has been completed for the Town Common that includes recommendations for maintenance and improvements. Although Town Hall was expanded and made handicap accessible relatively recently, the addition has been criticized as being insufficient for current needs and having a number of operational shortcomings. Seawalls As noted earlier in the Waterfront chapter, seawalls have been studied and needed improvements have been proposed. Schools A major capital school building program is nearing completion. The Deer Hill Elementary School renovation was completed in 2002 and the Middle-High School improvement project will be completed in 2003. No additional school facilities are in the planning stages at this time and school facility needs appear to be met for the foreseeable future. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 128 B. RECOMMENDATIONS Build a new police station. The town has recognized the need for a new station by voting to fund it. The location of the station should be carefully considered so as not to take up commercially zoned land that might become attractive to business development because of proximity to the commuter rail station. Continue upgrades and protection of the town water supply. Cohasset’s water supply is well-managed and the Water Commissioners are taking steps to protect the reservoirs from potential pollution hazards and institute conservation measures. Add North Cohasset service to the Cohasset Water Department. North Cohasset’s dependence on a privately-owned water company with most of its customers elsewhere is not ideal and rates have been rising rapidly in recent years. Develop a comprehensive and financially equitable wastewater management plan for the Town. The Plan should protect environmental resources while accommodating Town goals for growth management and for fairness in financing. Sewer in the Little Harbor area and perhaps elsewhere, neighborhood package treatment plants, communal septic systems, and municipal management of current septic systems are among the options that should be studied for their appropriateness to different parts of town, along with equitable financing schemes. Implement an aggressive program of public outreach and education on nonpoint source pollution issues. Through the Phase II Stormwater Regulations and the Water Commissioners’ efforts, the Town has an opportunity to raise the consciousness of Cohasset residents on how common household and landscape practices contribute to pollution of the water supply and other water resources and offer information on alternatives to these practices. Community and Public Facilities Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Maintain town water supply facilities and water quality and conserve the water supply Continue upgrades and protection of town water supply H ongoing Implement an aggressive program of public outreach and education on nonpoint source pollution issues and the impacts of household practices H S DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 129 Add North Cohasset service to the Cohasset Water Department M L Develop a comprehensive wastewater management plan for the Town Identify minimum standards for all areas of town and develop alternatives and priorities for further reduction of wastewater contamination H ongoing Sewer the Little Harbor area H M Explore, choose and implement an option or combination of options for non-sewered areas and assume it as a municipal responsibility. H S In potential expansion of the Central Sewer Plant, allocate sewer capacity to existing homes in geographically contiguous areas and consider allocating it only to new development that meets town goals, such as affordable housing. H M-L Take advantage of access to the Hull or other municipal systems, if available, through inter-town agreements. M M-L H Make improvements to the public safety building Renovate the existing or build a new police station M S-M DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 130 X. TRANSPORTATION AND MOBILITY A. CURRENT CONDITIONS Roads The Town of Cohasset has 49 miles of roadway, 37 miles of public ways and 12 miles of unaccepted private ways. Route 3A is the major arterial road, traversing Cohasset from the Hingham line south to Scituate, and it is a state maintained road. The Route 3A corridor contains most of the commercial activities in the town including two shopping centers with supermarkets, gas stations, car sales and repair shops, and other retail and business facilities. A heavily traveled roadway, Route 3A carries up to 23,000 vehicles per day with 1,690 per hour at the peak weekday GOALS ƒ Improve pedestrian safety, access, and facilities ƒ Enhance safety at intersections with Route 3A ƒ Improve parking management in the Village and harbor ƒ Improve road maintenance ƒ Promote a subregional shuttle to serve Cohasset and neighboring towns DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 131 period. There are three main east-west roads, Beechwood, Pond and Sohier, which bring traffic from Route 3A to various parts of the Town. In general, Route 3A and the feeder roads appear to be in good condition, as do the rest of the Town’s public ways. The Town maintains the public ways in Cohasset with its annual State Aid Appropriation (Chapter 90) which amounts to $56,000. Private ways (12 miles) receive limited maintenance through appropriation of $25,000 annually at Town Meeting. The Town provides snow and ice maintenance services for both public and private ways. The road maintenance services fit the funds available from Chapter 90 and Town Meeting and are not based on an evaluation of longer term pavement management requirements. Assuming maintenance is performed at a 15-year interval for public ways, Cohasset should be resurfacing (at a minimum ) 2.5 miles per year. That cost is approximately$100,000 per year. For private ways, a similar analysis would result in expenditures of about $40,000 per year. However, since private ways are generally in poorer condition than public ways, the real amount to be expended could be substantially higher. Without a five-year plan for roadway rehabilitation, the maintenance deficit will increase each year and deterioration will eventually lead to street reconstruction, rather than maintenance. Reconstruction costs are 4-5 times greater than maintenance. Also maintenance of Private Ways may increase the Town’s liability for claims relating to roadway conditions. Parking Facilities The Town maintains public parking facilities at Town Hall, the Pratt Library, in the Village, and at the Harbor. These support a variety of business and recreational activities. Demand for parking in the Village and at the Harbor is sometimes greater than supply. Mitigation funds from the Greenbush project will provide approximately $500,000 for reconstruction of the Village parking lot which will not occur until after the lot has been used as an MBTA staging area and the James Brook culvert improvement project is completed. After reconstruction, the Village parking lot is expected to have approximately 200 spaces. Public Parking Inventory - Spaces Harbor Lighthouse Keeper Lot 40 Mariners Park Lot 25 Village Behind Village stores 130 Behind ABB Optical 20 Town Hall 50 Other Sandy Beach Lot 200 Pratt Library N/A Future Greenbush Station 426 DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 132 Due to the limited land area available, significant parking expansion at the Village or the Harbor will be difficult unless landowners and/or the Town develop structured parking facilities. Other options include selectively acquiring property for surface parking, using parking on route 3A with shuttle buses for events that generate peak parking demand. Structured parking could be developed in conjunction with limited residential or commercial development or the Town may also make the decision to leave the parking situation as is, in order to limit further development. At the Harbor, there is no curbing on Border Street and vehicles park on the sidewalk to allow traffic to pass. Activity at various restaurants and function facilities impede vehicular flow through this area due to the parking congestion and narrow roadways. Pedestrian and Bicycle Facilities Cohasset has many street layouts that are narrow and not conducive to accommodating a sidewalk without taking land. In addition, abutters tend to landscape to the street edge, and utilities such as power poles, hydrants, signs, and mailboxes clutter the already tight sidewalk layout. Nonetheless, there is growing interest in better facilities for pedestrians, both for safety and exercise reasons. All or parts of the following streets in Cohasset have sidewalks: Sohier, North Main, Main, South Main, Elm, Beechwood, Border, and Pond Streets. In 2001, Town Meeting appropriated $178,000 for sidewalks on Forest Avenue, but refused an additional $250,000 in 2002 when bids on the project were much higher than anticipated. Sidewalk improvements are included in the streetscape plans for the Village and the Harbor. Cohasset has contracted for the design of a Village Streetscape Project that is currently designed to 75% completion. There is much public participation in the review process. Included are sidewalks, crosswalks, and other amenities to enhance the Village appeal. Cohasset is the recipient of a State PWED (Public Works Economic Development) grant for this project. Total cost is expected at just over $2 million. The Town also has $170,000 in a transportation enhancement grant. A number of studies point to the need for better walking facilities in the Harbor area. These studies address the accessibility of the Harbor to pedestrians by proposing various levels of improvement or reconstruction of the Harborwalk and some to Government Island. Proposals specifically provide a safer, more attractive walking environment. Some provide bikeways, and some realign and improve Border Street and adjacent roadways. There is competition with parking DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 133 needs and some designs pose alignments that extend onto the seawalls and tend to be quite expensive. While no resolution has been reached, improvements may be achieved with public and private partnership in cost sharing. The Board of Health is currently considering an initiative to develop a sidewalk plan that would establish policies and priorities for sidewalks and serve as the basis for a long term implementation program. The Sidewalk Master Plan would include design standards for curbing, sidewalk surface material, maintenance and also some method of assessing costs. Given the historical preferences of the Town, sidewalks are expected to be developed very selectively and in very limited portions of the Town. The Pedestrian Network concepts elaborated in Chapter VI suggest ways to create an effective network without the need to build sidewalks on every road. Currently there are no delineated bike lanes on town roads and no bike paths. As noted earlier, some of the Harbor streetscape design alternatives include bikeways. The Town has recently authorized a $25,000 appropriation to support planning for the Old Colony Rail-Trail project, a bicycle corridor that would parallel the Old Colony tracks. This project is to be carried out by Cohasset, Scituate, and Hingham. According to Town officials, federal funding will be sought for construction. Journey to Work Information Between 1990 and 2000 the overall number of resident workers in Cohasset dropped by 225. Census data show that most Cohasset workers continue to be dependent on their cars to get to work, with the vast majority driving alone. Use of other modes of transportation dropped slightly in percentage terms. The most significant difference was the somewhat larger percentage of people who are working at home. This is still a modest change in absolute terms, however, because it involves only an additional 54 people working at home over the number who worked at home in 1990. 2000 Census information on the work destinations of commuters is not yet available. Transportation to Work (Workers Aged 16 and Over) Percent 1990 Percent 2000 Drove alone 72.1 74.4 Carpooled 8.3 5.2 Public transportation (including taxi) 10.3 9.1 Bicycled or walked 2.4 2.7 Motorcycle or other means 0.7 0.3 Worked at home 6.3 8.3 Source: US Census 2000 DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 134 Safety Issues Roads and intersections The intersections of Route 3A and feeder roads are where the most serious accidents in Cohasset occur. According to the Police Chief, 60% of vehicular accidents are in the vicinity of the intersection of Route 3A and Beechwood Street. Pedestrians and bicycles. Standard engineering solutions to pedestrian and bicycle safety issues, such as widening of roads or lanes, conflict with Cohasset’s desire to preserve the small-scale character of its roads. The Town has recognized residents’ desire for more opportunities for safe walking through support for a future program of selective sidewalk construction. Certain roads, such as the Jerusalem Road and Atlantic Avenue coastal routes, attract bicyclists from outside of Cohasset as well as local residents, creating potential safety risks. Public Transportation Cohasset is served by regular commuter bus service to Boston provided by the Plymouth and Boston Street Railway Company. One round trip per day is provided. In addition, Cohasset residents are served by the following facilities in other communities: ▪ Ferry service to Boston from Hingham ▪ Bus service with stops in Hull and Hingham ▪ The MBTA Red Line originating in Braintree The restoration of commuter rail service on the Greenbush Line has been planned for many years. The Final Environmental Impact Report on the Greenbush line found that commuter rail service would provide significant improvements in travel time to Boston for Cohasset residents. This very large project dominates the transportation planning agendas of Cohasset and area towns. Construction was scheduled to begin in February 2004, but in February 2003 the state government delayed commencement of the project for seven months as part of a broader review of all transportation projects and their costs. After the review, the Greenbush line was approved for construction and is now expected to be completed in 2006. Cohasset has already received some of the mitigation funding associated with the project DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 135 Potential Impacts of the Greenbush Line As noted earlier, Cohasset will have one commuter rail station adjacent to Route 3A near its border with Hingham. There will also be stations very close to the Town line in Scituate and in Hingham. The Final Environmental Impact Report (FEIR) for the Greenbush line identifies the projected effect of these stations on traffic and development as follows: ▪ A reduction in peak traffic volumes on Route 3A. (Table IV-4 shows a reduction of 495 peak hour automobile trips on the segment of 3A traversing Cohasset.) ▪ An increase in the level of service or the maintenance of current traffic service levels at key intersections throughout the Scituate to Hingham portion of Route 3A. The 2010 forecasts made in the FEIR show a decline in level of service (from B to C) in the peak morning period only at the North Main/King/Forest intersection. ▪ Negligible impact on commercial, industrial or housing development is expected in any of the communities served by the line as a result of the new train service. (In Chapter V- 18 of the FEIR there is an extensive discussion of the rationale for this conclusion. This was reiterated in the response to Cohasset’s written comments in the Draft Environmental Impact Report process.) Additionally, the current Parking Plan for the Cohasset Station as well as the North Scituate and Nantasket Junction stations appear to have made adequate provision for station parking. The following tables abstracted from FEIR data appear to support this conclusion. MBTA Forecast of Commuter Rail Station Volumes and Access (AM Peak Period Inbound Boardings, Average weekday) Station Park Kiss and Ride Walk Other Total North Scituate 270 110 30 20 430 Cohasset 160 70 0 30 260 Nantasket Junction 270 90 10 30 400 Source: MBTA Greenbush Line Corridor FEIR, Table IV-6 Parking Supply vs. Demand at Proposed Commuter Rail Stations Station Projected Peak Parking Demand (2010) Projected All-Day Parking Demand (2010) Proposed Parking Spaces North Scituate 265 342 400 Cohasset 159 205 426 Nantasket Junction 269 347 485 Source: MBTA Greenbush Line Corridor FEIR, Table IV-11 Subregional Bus or Shuttle System DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 136 The general idea of shuttle service to commuter rail stations and ferry service has been discussed among the South Shore Coalition Transportation Subcommittee members and remains of potential interest to Cohasset. However, the Coalition has not studied the idea and it is not on the coalition’s active priority list. Cohasset, with neighboring towns, should continue to pursue study of this option, as feeder shuttles to the train station would likely increase ridership and reduce peak hour traffic congestion. B. RECOMMENDATIONS Develop a plan for pedestrian and bicycle routes. The plan should include priorities, designation of areas appropriate for sidewalks or trails, bicycle lanes or dedicated paths, design guidelines, and an incremental implementation plan. Refer to the onceptual plan for a pedestrian network discussed in Chapter VI. Request a comprehensive corridor study of Route 3A from Scituate to the rotary in Quincy. A study of this type would identify improvements to the roadway that would support development along the corridor over the next twenty years and also serve as the basis for state DPW policy concerning curb cuts, signalization, turning lanes, etc. A corridor study would eliminate the risks of piecemeal decision making for the corridor and could be configured to address the Town’s concerns about safety, development impact and ease of transit through and within the Town. During the course of this Master Plan study the Chair of the MPO advised that Cohasset and other towns in the corridor should submit a joint letter to the MPO requesting a corridor study. As Route 3A continues to develop the Town may see a need for sidewalks along parts of the State Highway and should petition Mass. DPW for this infrastructure along with other intersection and corridor improvements. Consider development of a comprehensive assessment of pavement management and roadway needs. A pavement management program provides a more systematic and ultimately ost- effective way to protect and preserve roadways. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 137 See Map 9 – Transportation and Mobility. Transportation and Mobility Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Improve pedestrian safety, access, and facilities Develop a plan for pedestrian and bicycle routes H S Enhance safety at intersections with Route 3A Request a comprehensive corridor study of Route 3A from Scituate to the rotary in Quincy M M Improve parking management in the Village Consider development in the Village of structure parking combined with housing and retail M M, L Improve road maintenance Develop a comprehensive assessment of pavement management and roadway needs M M Promote a subregional shuttle system Join with neighboring communities to put a study for a subregional shuttle on the priority list of the South Shore Coalition Transportation Subcommittee. M M DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 138 XI. LAND USE II Growth Management Cohasset is a fortunate community. It has many assets and both the management and financial capacity to husband them well. The Town’s identity is based on its historic relationship to the sea; its landscape character of ledge, forest and wetland; its compact Village Center with an iconic New England common scene; its harmonious, historic and walkable village and Harbor neighborhoods; and a shoreline of ocean views among impressive homes. Residents require a high level of services in education, facilities and public works, and they are generally willing to support cost-effective spending to keep standards high. Cohasset is a place where life is good, and residents’ main concern is keeping it that way. Preservation of the Town’s character and resources was the fundamental theme of the Master Plan process – especially preservation of water resources, open space, views, access, wildlife habitat. Over the last thirty years, Cohasset’s population has grown very little, in contrast to many of its South Shore neighbors, and new housing development has also occurred at a moderate pace over the long term. After a period of very few building permits during the recession of the late 1980s until 1995, new construction has picked up considerably. Because the majority of Cohasset’s protected open space is south of Route 3A, but the majority of the population lives north of 3A, the wave of new construction and significant renovations to existing homes has given the impression to some that the Town is under huge development pressures. However, new single family building permits continue at about 10 per year, averaged over the long term. Growth management for Cohasset must be focused on several priorities: protecting the town’s water supplies; protecting and enhancing the quality of other water resources, which are so wrapped up in the town’s identity; identifying critical areas for preservation; meeting affordable housing goals in ways appropriate to the town; and promoting the compatibility of any new development with a historic settlement pattern of compact neighborhoods interspersed with open space. Cohasset’s settlement pattern is distinguished by a tradition of relatively small lots in compact neighborhoods. The visual character of the Town is quite different from towns with widespread large-lot subdivisions and roadside development, where sprawling low-density building has tended to fragment wildlife habitat and to sap energy from town centers. The more recent development patterns in Cohasset, evident on Route 3A and in some newer subdivisions, is DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 139 not as compatible with the distinctive Cohasset interplay between more village-like residential areas and significant open spaces. Although some residents believe that in order to manage growth and protect resources, lot and frontage sizes should be expanded, the effect would be to make Cohasset’s character more sprawling – fragmenting rather than preserving open space, and lessening the incentive to prefer cluster-style development, with the additional effect of increasing the majority of nonconforming properties among existing homes. Cohasset’s quality of life is an integrated whole. Today’s community owes a great deal to an interconnected landscape and cultural heritage that established the features that make the Town so distinctive. But change is also and inevitable part of Cohasset’s heritage and new pressures and circumstances will continue to arise. The master plan for Cohasset’s future must focus on managing change through a balanced combination of strategies that support the distinctive features of its quality of life. Focusing alone on open space acquisition, or on water quality, or on wastewater management, or on economic development may distort the future trajectory of town development and inadvertently damage important aspects of community quality of life. In the preceding chapters, the elements of an integrated growth management plan have emerged: ƒ Scenario analysis showing there is no significant basis for making land use decisions for fiscal reasons alone. A few multifamily developments are not likely to have a significant effect on the Town’s overall fiscal situation. Likewise, although an increase in the value of nonresidential property through more economic development can provide incremental benefits, the amount of business development that would be necessary to make a big impact on the tax burden in Cohasset is so large that it would completely change the character of the town (assuming that it could be attracted to locate there). ƒ An evaluation and ranking system for open space preservation. Through this process, the Town will refine its open space priorities. ƒ Tools for shaping development to conserve open space and to be compatible and harmonious with community character. The number of large undeveloped parcels in Cohasset is limited, although there are additional large parcels with a house on them that could be subdivided (though widespread subdivision is unlikely). The Town could take the position that because there is a limited amount of developable land left, regulations can be left as is while a slow buildout occurs. The approach recommended in this plan is to make sure that if the remaining land is developed, the new development must occur to maximize the retention and integrity of DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 140 open space and to complement the historic settlement pattern of Cohasset. Open Space Residential Design for parcels of five acres available by right can accomplish these goals, as can large house site plan review with revised demolition definitions to trigger the review and flexible development special permit options to allow better site design on complex parcels. ƒ Land use strategies to complement water supply and wastewater management plans that preserve and enhance water quality and quantity. Preservation of open space adjacent to drinking water supplies and upland buffers to wetlands along with the clustered site design of open space subdivisions promote infiltration and reduction in impervious surfaces. ƒ Tools for meeting affordable housing goals in ways compatible with Town character. By implementing a range of affordable housing options, Cohasset will have more flexibility in reaching the 10% state goal for affordable housing. ƒ Economic development strategies that recognize Cohasset’s character and quality of life as its most important economic asset. As noted earlier, attempting to expand the nonresidential tax base simply for fiscal reasons does not make sense in Cohasset. Business development should serve the wider purpose of enhancing quality of life while contributing to the Town’s tax rolls. . . DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 141 XII. IMPLEMENTATION AND ACTION PLAN A. Stewardship of the Master Plan To be effective, the Master Plan must be consulted regularly and used as a guide for decision-making. At the same time, implementation of the plan must be flexible enough to take into account changing conditions over time. Because most town officials must focus on immediate, day to day issues, they can lose sight of the broader policy directions and action implications of the Master Plan, especially when the officials who participated in creating the Plan leave office. Towns that have been most successful in implementing master plans typically give responsibility for stewardship of the Plan and monitoring implementation to a designated Master Plan Implementation Committee or an individual Implementation Coordinator appointed by the Board of Selectmen. Committee membership. The committee can be made up of representatives of other boards and commissions, which has the advantage of connection to ongoing local government activities but the disadvantage of depending on people who already have many time commitments, or the committee can be made up of people otherwise not involved in town government. Activities. The Master Plan Implementation Committee should work with town staff and officials to develop a more refined set of priorities and a detailed schedule of implementation actions. When the Town is facing difficult choices or unforeseen conditions, the Committee should take on the role of reminding the community of the general principles, priorities, and policies that were established through the master plan process. Annual reports. The Committee should report annually to the Planning Board, the Board of Selectmen and Town Meeting on the progress of implementation, discussing unforeseen opportunities and barriers and changing conditions. Five-year reviews. Every five years, the Committee should organize several public meetings to review the principles and priorities of the Master Plan as well as implementation progress. This will give the Town the opportunity to adjust the plan according to changing conditions and the ease or difficulty in accomplishing the plan’s goals. The results of these meetings should be included in the annual reports to the Selectmen and Town Meeting, with the Committee’s recommendations for any amendments to the Plan, and will help the Town decide when a formal update or entirely new Master Plan may be necessary. DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 142 COHASSET MASTER PLAN Time Line: short = up to two years; medium = two to five years; long = five or more years Priority Time Line Implementers Goals Policies Strategies High Medium Low Short Medium Long Waterfront Support the viability of commercial fishing Create a Municipal Harbor Plan H S Harbor Comm; Board of Selectmen Maintain Mill River marine as a operating boatyard H S Harbor Comm; Board of Selectmen Maintain the Lobster Pound H S Harbor Comm; Board of Selectmen Maintain a balance of recreational and commercial use of the harbor Maintain the existing number of mooring and slip spaces Seek increased boating facilities for all users, including marina support facilities, moorings, education and safety programs M M, L Harbor Comm Enhance public access to the Harbor and Shoreline Improve sidewalks and parking at the Harbor, while respecting the residential context Manage parking and evaluate alternatives to car access M M Town Planner; DPW; BoS Improve pedestrian safety and access H S Same Natural Resources Protect drinking water supply and water quality Reduce nonpoint source pollution from public and private sources Implement Water Commission programs for control of nonpoint source pollution and potential hazardous spills and water conservation H S Water Comm Control and reduce pollution at Little Harbor through sewer extension H M Sewer Comm Protect the natural environment, including wildlife habitat and wetlands Identify and certify vernal pools, perhaps through school programs L M Open Space Comm; Con Comm; volunteers DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 143 Protect upland buffers to salt marshes to reduce pollution from runoff H M Con Comm Identify/evaluate rare species habitat and develop appropriate management and protection plans M M OS Comm; volunteers Organize volunteer habitat inventory projects M M OS Comm; volunteers Identify and eliminate patches of invasive vegetation with low habitat value, such as Phragmites and purple loosestrife M M Con Comm Enhance the habitat value of Bound Brook M M Con Comm; Open Space Comm Preserve scenic beauty and local landscape character Study and designate important views and evaluate creation of zoning overlay districts to limit reductions in the most important view areas H M Town Planner; Planning Board Protect steep slopes and ledge Enact an earth removal and ledge protection bylaw H S Town Planner; Planning Board; Town Meeting Balance protection of resources and habitat with recreational uses Implement the Water Department’s trail concept for the Aaron River Reservoir to provide recreational use while providing better management and maintenance M M Water Comm; Town Planner; OS Comm; volunteers Promote residents' knowledge and understanding of local natural systems and sound landscape management practices Develop public education programs on environmentally sound landscaping practices and backyard wildlife habitat, using existing resources such as National Audubon’s Landscaping for Healthy Planet H M Water Comm; Con Comm; Priority Time Line Goals Policies Strategies High Medium Low Short Medium Long Cultural Resources Protect historic resources Consider enacting a Demolition Delay bylaw H S Historical Comm; Town Meeting Identify significant buildings and landscapes through the first half of the 20th century Continue the Inventory for state and national register listing of significant buildings and landscapes through the first half of the 20th century M M, L Historical Comm Consider a landmark bylaw to provide protection under the Historical Commission of individual properties outside the local historic district -- with permission of property owners M M Historical Comm DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 144 Use Community Preservation Act funds to acquire or restore significant historic resources H ongoing Comm Pres Comm Increase public understanding of historic resources of later periods through interpretive and educational materials Increase opportunities for educational and interpretive experiences through an expanded program of markers and plaques L M Historical Comm; Historical Society Support community cultural institutions such as the South Shore Art Center and the Center for Student Coastal Research Use the Art Center and Coastal Research Center as resources for cultural and environmental activities in Town M M OS Comm; Con Comm; Hist Comm Open space and recreation Protect and enhance existing open space resources Implement the results of the Open Space Committee’s land evaluation methodologies H ongoing OS Comm; Con Comm Link protected parcels and uses to provide a robust network for environmental, habitat and recreational needs Rank identified lands for purchase, acquisition, or open space easements H S OS Comm Evaluate lands to establish conservation easements, and development or use restrictions, as appropriate, particularly environmentally sensitive areas identified in the Open Space and Recreation Plan H M OS Comm Pursue protection for critical land parcels through conservation easements or purchase of development rights, and acquire them only when necessary or essential to guarantee the quality of the resource H M OS Comm; Con Comm; Town Meeting Develop greater resident awareness of conservation lands and recreational resources Create maps, trail guides, signage and other materials to publicize and encourage stewardship of conservation and recreational resources M M Open Space Comm Seek greater resident access to waterfront and harbor resources See Waterfront strategies Study making Atlantic/Jerusalem one way on weekend and/or restricting auto use M M DPW; BoS DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 145Enhance local recreation options with pedestrian and bike trails and paths Create a pedestrian network of sidewalks and paths connecting public open space and town destinations Encourage private landowners to permit paths and trails on their property to be used by the general public, similar to Newport, RI, and Bar Harbor ME L M, L Open Space Comm; Town Planner Identify and create signs for bike routes and establish bike racks in the Village, at beaches and other high use areas M M OS Comm; DPW; volunteers Continue to support the a rail trail project on the right of way of the Greenbush Line H ongoing BoS Map all existing trails and make maps available to promote use and alternative circulation routes M M,L OS Comm; volunteers Plan sidewalks, paths and trails to be minimally intrusive, sized to anticipated users, durable and simple to maintain M M, L DPW Expand recreational facilities and increase cool-weather activities Study construction of an indoor pool, fitness center and skateboard or rollerblade park M M, L Recreation Dept Improve maintenance of town-owned open space resources Review current maintenance practices and make changes where necessary, including volunteer programs, events, and sponsorship opportunities M M OS Comm; DPW; Volunteers Provide greater access for the disabled at key open space and recreational resources Adopt and implement a transition plan designating certain areas for ADA accessibility and ensure compliance in future improvements H S OS Comm; Con Comm; BoS Housing and Residential Development Promote compatibility with neighborhood, town, and open space character – as appropriate – in creation of new housing Create an Open Space Residential Development District (OSRD) in the zoning bylaw and establish Open Space Subdivisions as by-right zoning for parcels of 5 acres or more that are currently in Residential B and Residential C H S Town Planner; Planning Board; Town Meeting Review enforcement of existing zoning regulations to insure that the process for issuing existing building permits results in correct application of requirements H S Town Planner; Building Inspector; Planning Board Create a system to coordinate plan review among relevant boards, commissions, and town departments before issuance of a permit H S Town Planner; Planning Board Define a “Replacement Single Family Dwelling” to include substantial renovations and additions H S Town Meeting Create a Process for Large Home Site Plan Review H S Town Meeting DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 146Meet Chapter 40B goals for permanently affordable housing Create affordable units in a manner consistent with town character Revive or create a new Cohasset Housing Partnership H S Board of Selectmen - DONE Create an annual average of 18-21 units of Chapter 40B eligible housing over 10 years, which constitutes 3/4 of one percent of the 200 Census year round units (2,752) H ONGOING Housing Partnership Continue seeking technical assistance from the Massachusetts Housing Partnership (MHP) H ONGOING Housing Partnership Renew EO 418 Housing Certification H S Town Planner Permit apartments by right in the Downtown Business District M M Housing Partnership; Town Meeting Revise the accessory dwelling bylaw to encourage creation of affordable units H S Housing Partnership; Town Meeting Explore amnesty for illegal apartments in exchange for affordability agreements M S Housing Partnership; Town Meeting Consider inclusionary or incentive zoning with the option of a payment in lieu of units to an Affordable Housing Trust M M Housing Partnership; Town Meeting Consider a Local Initiative Program project H S Housing Partnership Provide housing options for Cohasset senior citizens who wish to downsize their housing Work with developers to create affordable housing for seniors H S Town Planner; Housing Partnership Explore purchase of units or affordability “buy-downs” in existing multi-family buildings, condominium complexes, or accessory apartments M M, L Housing Partnership Pursue use of town-owned parcels and buildings for housing projects H ONGOING Town Planner; Housing Partnership Work with the Community Preservation Committee on potential projects that link affordable housing creation to open space preservation and historic preservation H ONGOING Housing Partnership Create an Affordable Housing Trust M M Housing Partnership; Town Meeting DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 147 Explore potential relationships with the South Shore Neighborhood Housing Corp, banks, churches, the South Shore HOME Consortium (Quincy-Weymouth) and/or the Town of Hull M M Housing Partnership Economic Development Increase business tax revenue through more and higher value retail, service and office development Create an Economic Development Committee (EDC) to study and evaluate economic development options, advise the Town on pursuing strategies and oversee implementation of strategies H S Board of Selectmen Improve the mix of local retail and services and low-impact employers Identify, target, recruit, and support desired locate retail businesses Commission a market study of needs, competition and opportunities for desired businesses (e.g. child care, spa / health club, restaurants, galleries) H M Eco Dev Comm (EDC) Develop a program to recruit specific retail types and designate a person to carry it out M M EDC; BoS Work with the Chamber, Music Circus, Arts Center and local businesses to enhance coordinated marketing and promotion M M EDC Identify, target and recruit low-impact commercial businesses Survey developers and the business community to clarify barriers to non-retail commercial development on 3A over the long term H S EDC; Chamber of Commerce Enhance the physical environment of commercial districts Improve village streetscape, parking and drainage H S BoS; DPW; Coh Revitalization Corp Review landscape, signage, lighting, driveway and other design standards and requirements for route 3A development and upgrade if needed M S Town Planner; PB; EDC Attract more day and overnight visitors Survey visitors and businesses to identify activities/spending, image, desires ways to support existing restaurants, inns, shops and new potential businesses H S EDC; Chamber of Commerce Organize and market more fairs that leverage Cohasset's uniqueness and quality of life: arts, crafts, music, history, ecology L M EDC; Chamber of Commerce Market Cohasset as a cultural tourist day trip destination M M EDC; Chamber of Commerce Support the meeting and conference business of existing inns and promote more spillover effects to other businesses M M EDC DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 148Shape development around the new train station Work with the MBTA to explore the feasibility of commuter-oriented businesses and housing near the station H M Town Planner; Planning Bd; EDC; BoS Eliminate the Downtown business zoning in Beechwood and rezone to residential. L S Planning Bd; Town Meeting Community Facilities & Public Facilities Maintain town water supply facilities and water quality and conserve the water supply Continue upgrades and protection of town water supply H Ongoing Water Comm Implement an aggressive program of public outreach and education on nonpoint source pollution issues and the impacts of household practices H S Water Comm; Con Comm Add North Cohasset service to the Cohasset Water Department M L Water Comm Develop a comprehensive wastewater management plan for the Town Identify minimum standards for all areas of town and develop alternatives and priorities for further reduction of wastewater contamination H S Wastewater Committee Sewer the Little Harbor area H M Sewer Comm Explore, choose and implement an option or combination of options for non-sewered areas and assume it as a municipal responsibility. H S Wastewater Comm; Sewer Comm; Board of Selectmen; Town Meeting In potential expansion of the Central Sewer Plant, allocate sewer capacity to existing homes in geographically contiguous areas and consider allocating it only to new development that meets town goals, such as affordable housing. H M-L Same Take advantage of access to the Hull or other municipal systems, if available, through inter-town agreements. M M-L Same Make improvements to the public safety building Renovate existing or build a new police station M L Board of Selectmen; Town Meeting Transportation and Mobility DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 149Improve pedestrian safety, access, and facilities Develop a plan for pedestrian and bicycle routes H S OS Comm; Sidewalk Comm Enhance safety at intersections with Route 3A Request a comprehensive corridor study of Route 3A from Scituate to the rotary in Quincy M M BoS Improve parking management in the Village Consider promoting development in the Village of structured parking combined with housing and retail M M, L Town Planner; Planning Bd; Housing Partnership; BoS Improve road maintenance Develop a comprehensive assessment of pavement management and roadway needs M M DPW Promote a subregional shuttle Join with neighboring communities to put a study for a subregional shuttle on the priority list of the south Shore Coalition Transportation Subcommittee M M MAPC- SSC representative DRAFT NOV03 Town of Cohasset Master Plan and EO 418 Community Development Plan 150 XIII. REFERENCES COHASSET MASTER PLAN AND EO 418 COMMUNITY DEVELOPMENT PLAN APPENDIX TOWN OF COHASSET,MASSACHUSETTS Cohasset Growth & Development Committee November 2003 Funding for this plan was provided by the Town of Cohasset and by the Commonwealth of Massachusetts through the EO 418 Community Development Plan Program: Executive Office of Environmental Affairs and Department of Housing and Community Development Town of Cohasset Growth & Development Task Force Rick Swanborg, Chairman Clark Brewer, Vice-Chairman Mark Haddad, MAPC Representative and Town Manager Liz Harrington, Town Planner Tom Callahan, Board of Selectmen Ronnie McMorris, Board of Selectmen Bill Good, Planning Board Peter Pratt, Planning Board Jane Goedecke, Zoning Board of Appeals Debbie Cook, Conservation Commission and Open Space Committee Mike Westcott, Citizen at Large Many thanks to members of the Board of Selectmen, Board of Health, Conservation Commission, Open Space Committee, Planning Board, Zoning Board of Appeals, Historic Commission, Village Revitalization Committee, Harbor Committee, School Committee, Town Manager, department heads, town staff, and all the citizens of Cohasset who participated in creating this Master Plan. Consultants Community Design Partnership, Boston, MA Larissa Brown Jon Seward Bennett Associates, Norwell, MA Richard Kobayashi Wally Tonaszuck TPMC, Scituate, MA Jeff Donze Mapworks, Norwell, MA Herb Heidt APPENDIX Report on Survey Results Future Scenarios Tables DETAILED SURVEY RESULTS Master Plan Interim Report – Draft 1 Results from Opinion Survey - Data The following are results from a survey mailed to 5,425 Cohasset voters and 120 Chamber of Commerce members. 618 surveys were received over the past three months. This represents over a 10% response rate. Data was compiled through a combination of volunteer and professional help and was audited for accuracy. The following results will significantly help, and influence, developing a Master Plan. However, this data will also be balanced wit h input from the neighborhood forums, Cohasset committees and government, and outside expertise. In addition to the following summary, numerous comments were collected and tallied and those issues frequently mentioned are also attached. The results again clearly underscored the resident ’s commitment to Cohasset, with a significant majority indicating they plan to stay forever or until they retire. Most (nearly 50%) stated they came for the beauty of the environment and many felt that it was a great place to raise kids. Residents were asked to identify and rank issues in several areas: q Top concerns facing Cohasset TODAY q Most and least important issues for the Cohasset’s FUTURE q What areas should Cohasset ACT ON Cohasset Today The results were fairly consistent and in some cases surprising. Town fiscal management is clearly an issue, as the top concern by far (Q6 chart) was the tax burden where 42% ranked it as one of their top four issues. The other top concerns were protecting natural resources 32%, the train impact 29%, preserving open space 28%, preserving community character 28%, affordable housing 21% and quality of services 25% (see Q6 chart). Cohasset’s Future is in Its Character and Resources When asked about the future of Cohasset, there was little doubt about the top five issues. (Q7 chart) Well over 70% felt that our water and resources, including open space are the most important priorities. Fully six of the top ten rated issues were water resource and waste water related. The next most important priority was again fiscal management, as two of the top ten issues were tax rates and fiscal management. Rounding out the top ten most important issues were open space and public education. Cohasset’s Character Clearly maintaining Cohasset’s beauty and character as well as natural resources are the top priority when you look down the list of issues. Water, open space and preservation make up no less than twelve of the top twenty issues. (see Q7 chart) Master Plan Interim Report – Draft 1 Cohasset Services The third most important area for residents seems to be the quality of services, as four of the top twenty issues have to do with education, town government, fire and police services. What should Cohasset Do Where things get interesting is when residents were asked what they feel Cohasset should do to plan for the future. There was little doubt that maintaining town character was at the top of the list (over 90% agree or strongly agree) and fully seven of the top ten issues were focused on protecting the water, views, access, open space and wildlife. (see Q9) Limits to Growth Three of the top ten also included strong interest in limiting growth. 75% believe we should limit the size of houses relative to lot size, over 70% agree or strongly agree we should limit residential development and 64% agree or strongly agree we should limit population growth. Open space is also a major priority, 63% of residents feel the town should purchase more. (see Q9) Housing and Access Other priorities that emerge include more senior citizen and affordable housing and access to the harbor and waterfront. (see Q9) Getting to a Vision for Cohasset As indicated, these results have been combined with the neighborhood forums, town committee and board input and crafted into a DRAFT Vision and Values statement found on the following page for town review and comment. Q1 Quality that attracted you Natural Beauty of Surrounding Environment Nice Place to Raise Kids Other - Born in Cohasset To be Close to Famly and Relatives Great location to Boston and Vicinity School System Community of People Variety of Choice of Housing Q2 Pimary reason you remain Natural Beauty of Surrounding Environment Nice Place to Raise Kids To be close to family and relatives Community of People Other School System Great location to Boston and Vicinity Variety of Choice of Housing Q3 How long do you plan to stay? Forever Unknown Until I/We retire Greater than 5 Years 2 to 5 years Fewer than 2 years Q4 What is your place of Employment? Other Boston/Cambridge South Shore Cohasset Along Route 128 Q5 Is Cohasset your primary Residence? Yes No Q6 Rank top four issues facing Cohasset 0 50 100 150 200 250 300 Development/growth in surrounding towns Maintaining town’s diversity Protecting historic and cultural resources Traffic levels and intersection safety Infrastructure improvements Public transportation Level of commercial development Zoning bylaw revision Senior housing options Village Revitalization Overbuilding of individual lots Level of residential development Attracting or retaining businesses Population growth Public apathy/lack of vision Other Quality of town services and facilities Protecting natural resources Housing affordability Preserving community character Impact of train Preserving open space Tax burden #1 Most Important #2 #3 #4 Important Q7 "Indicate the issues you believe are the most or least important to the future of Cohasset" 0%10% 20% 30% 40% 50% 60% 70% 80% 90%100% Adult & Continuing Education Adult Recreation Employment Opportunities and Choices Arts & Community Programs Town Transportation Diversity Preschool Programs Housing Variety and Choices Village Improvements Low Income Housing Residential Development Bike Paths Senior Citizen Programs Inter-town cooperation Volunteer Organizations / Community Involvement Streets Teen Programs Commercial Development Town Facilities Youth Recreation Public Transportation Bylaw Enforcement Working landscapes Sidewalks Town Boards & Committees Town Meeting Government Town Size Senior Housing Housing Affordability House and Lot Size Historic Preservation Population Growth Rare, threatened or endangered species Police Services Character Fire Services Historic/scenic landscapes Wildlife corridors and habitat Harbor Access (pedestrian, bike, auto, boat) Town Management Water Delivery System Wetlands and wetland buffer areas Wastewater Management (septic systems, sewers) Rivers, streams and riparian corridors Public Education Open space Surface water bodies Tax Rates Fiscal Management (budget, capital expenditures) Water supply watershed area Extremely Important Very Important Important Somewhat Important Not Important Q9 "I believe Cohasset Should..." 0%20% 40% 60% 80%100% Add more traffic lights Add more 4-way stop signs Invest more in arts programs Require less intrusive lighting (streetlights, new development) Take steps to increase diversity Add more recreational facilities (indoor track, pool) Offer more variety in housing Provide more youth oriented services Add more harbor parking Add more Village parking Educate kids on town history and culture Change town governance (Town meeting format) Provide shuttle service to Hingham boat Add more bike paths Encourage light industrial development Invest more on public education Pursue more regionalization of town services (fire, police, schools) Encourage more transportation options to and from Cohasset Invest more on public facilities (library, police station, schools) Improve the town center Create more affordable housing Limit the amount of new commercial development Add more harbor moorings/slips Pursue more communal solutions to wastewater treatment Provide better access to waterfront Improve pedestrian access (Village, harbor, streets) Add more sidewalks Cut costs from the town budget to decrease taxes Create more senior citizen housing Preserve historic and/or working landscapes Limit population growth Protect wildlife habitat Limit the amount of new residential development Purchase more open space Limit barriers for viewing ocean Improve water supply and watershed protection Limit the size of houses permitted relative to lot size Protect water and wetland resources Maintain town character Strongly Agree Agree Neutral Disagree Strongly Disagree Master Plan Interim Report – Draft 1 Results from Opinion Survey – Comments The following were comments collected from a variety of open and “Other_____” questions. They have been organized into several categories for easier comparison. Town Services Comments Hits Opposing Comments Taxes are too high (no svcs/must move) 87 - require ballot vote for any new spending 9 Sewer town-wide 65 - encourage communal septic systems 5 - sewer along watersources (Little Harbor,Aaron) 3 Keep quality of schools 64 - add teen recreation activities 26 no more recreation needed (let teens clean!) - increase diversity in after-school pgms. 10 - spend more on schools 6 Control school spending - State shld pay $1K/student, not $800/student 1 - one principal Deer Hill/Osgood & one Middle/High Fiscal Management 52 Get more private donations from citizens - give more funding $ to West End/Beechwood 2 - collect taxes & bill $$ asap. 1 - No new library 9 - Don't sell library for less than $1.5M - create long-term capital plan, prioritize 3 Support Regionalization for: No regionalization - Regionalize for savings/gain professionalism 26 - Regionalize recreation - rink, tennis, pool 17 No pool/recreation - Regionalize ambulance svc (w/SS Hosp) 5 - Regionalize special education 1 - Regionalize prisoner control/use for offices 1 - Regionalize dispatch 1 Don't change/no growth/maintain character 51 Town Meeting structure must change/no good 50 Keep Town Meeting format (pure democracy, sm town) - Change T.M. to Saturday (work/sitters) 3 - Selectment shouldn't recommend 1 - Use cable TV to promote discussion 4 - Update website with Town info. 1 Protect Water Supply 45 - check/fine old septic systems (esp @ watersheds) 13 - ban sprinklers 1 - control water dept spending 1 John McNabb is great Master Plan Interim Report – Draft 1 Improve Police/Fire facilities 32 Keep Pollice/Fire as is More professionalism in Town govt. needed 16 Town manager is great - more respect for community needed 3 - switch to representative voting 3 - encourage volunteers 9 - enforce pooper scooper law 2 - only need 3 Selectmen 2 - too many Committees (leaf counting next) 1 Manage existing Town facilities better 22 Don't lose the historic Pratt library 1 - more 2nd & 3rd grade library books needed 1 Encourage diversity 21 No diversity required (market forces/school) Add bylaws with teeth (no unenforceable) 16 - restrict "sunset" parcel zoning laws 1 - stop illegal apts. 1 - stop illegal dumping 1 Increase streetlights (town Common) 10 No more / less @Atlantica) streetlights - lights on the Common 2 - lights on Beechwood 1 Increase adult & senior (w/handicap) programs 7 Specific Town Services' Comments Town Meeting (T.M.)Suggested Changes - look into representative town voting 3 - 5 year wait to re-introduce failed amendments 1 - don't broadcast T.M. until adjournment 1 - broadcast debate only, vote after 1 Remove fire beds - work 3-12hr. + 1-6hr. Week 1 More Town Services (for taxes paid) - curbside pick-up 2 - light up the Common at holidays (business) 1 - more fire hydrants on Lamberts Lane Need a stop sign at Depot/No. Main 1 Don't allow teachers' kids to attend Coh. Sch. 1 Plan for increase in school kids (train) 1 Join Cities for Climate Protection (www.iclei.org) 1 Lose condescending Sch. Comm. Members 1 Cell towers should be camouflaged 1 Master Plan Interim Report – Draft 1 Economic Development Comments Hits Opposing Comments Hits Increase commercial development 38 Limit development 36 - no tourists 7 - no more RLI structures 5 - Encourage light industry 14 - 3A only 11 No 3A development (no chains) 2 - Clean up 3A / better, more attractive signs 10 - "build up" Harbor 6 Harbor is too crowded 1 - Support Lobstering 6 - Encourage 'at home' jobs 3 No more employment opps 1 Improve the Village 35 - fix the sidewalks 9 - Increase 3A/Village diversity 8 - more diverse restaurants 2 - "Nantucketize" - pink, teal, flowers, lights 1 Keep Commercial space (no apts.) 1 Specific Economic Development Comments Tear down Kimballs 5 Knock down Lobster Lab / Hagerty 3 Keep boat building/maint/ @Mill River or Hagerty 2 Charge higher mooring fees pleasure boats/lower commercial 1 Sell Cohasset's water for Town revenue 1 Housing Comments Hits Opposing Comments Hits Develop Affordable Housing Plan 75 No Apt. Bldgs/Govt. Pgms. 19 - limit large scale housing developmt 5 Restrict Residential Growth 71 Protect historical homes/buildings 28 Increase Housing Variety 16 - no trailer parks 1 - protect from building on wetlands 4 Develop Senior Housing 60 - add cluster housing (100 Pond/Wheelwright) 19 - with senior tax breaks 5 - allow in-law apartments for seniors 3 Limit house-to-lot size 63 Restrict Regulations on land/homeowners 6 Master Plan Interim Report – Draft 1 - No blocking ocean or water views 15 - enforce building permit restrictions 2 Specific Housing Comments 60 Elm Street Improvements*: 1 * State awarded $95K six yrs ago …not used? - fix walkways Asking for more active involvement for upkeep. - add ramp over railfoad ties - fix falling shingles - clean windows (can't see through) - residents must clean halls Open Space & Recreation Comments Hits Opposing Comments Hits Protect Open Space 105 - Protect Ledges 15 - Protect Wildlife 7 - Clean up Beach 4 Protect Water Sources 70 - Buy land around watersheds 4 - Protect Gulf Tidal Rapids 2 Protect Water Views 32 Buy Undeveloped Land (No growth/protect O/S) 29 Increase Public Waterfront Access 16 - Better Harbor Access 20 Limit Harbor Access/Parking 1 - increase access to Little Straits Pond 2 - Increase access to Little Harbor 1 - increase access/parking to Black Rock Beach 1 Add more moorings in Harbor 17 No more moorings/too crowded 9 - Add more public docks & boat launches 14 - Update mooring transfer policies 6 - Town should own/rent visitor moorings 3 - Allow only resident moorings 2 Control Air Traffic/Noise Pollution 11 Protect Working Lands (Farms) 3 Specific Comments Install Benches at Lily Pond 1 Add benches along sidewalks 1 Harbor Flats are dangerous at low tide 1 Open Bassing Beach Homes to all residents 1 Award only 5-year mooring licenses 1 Master Plan Interim Report – Draft 1 Specific Transportation Comments Require Parking behind 3A Businesses 1 Control Speed, give tickets 5 Fix Beechwood Street 1 Don't encourage more traffic (tourists) 2 Master Plan Interim Report – Draft 1 Attachment I – Original Survey Cohasset Growth & Development Committee Master Plan Survey February 11, 2002 Dear Cohasset Voter: Please take the time to give us your opinion on Cohasset’s future by filling out and returning the attached survey. This survey is a critical source of information that will form the foundation for the town master plan. Questions have been developed from the information gathered at the Neighborhood Forums and in many meetings with Town committees and boards. The Selectmen have created our committee to help draft a town master plan to provide a more thoughtful and long term strategic platform for town growth and management. This plan is comparable to a strategic plan found in most towns, companies and non-profit institutions. This will eventually guide future plans and decisions for appropriate growth, effective transportation as well as infrastructure, education, and environmental protection. Long-term planning efforts are underway in many towns such as Hingham, Norwell, Scituate and Duxbury. The ultimate goal of the Cohasset Growth and Development Committee is to work with all town stakeholders to create an overall vision and plans for the future for Cohasset. A master plan should reflect the key values and issues of its citizens in the areas of the environment, economic base and community character. This survey is one of several sources on gaining the town’s perspective for a vision and future master plan. We are sending one survey to every registered voter in town, so please respond, because every voice counts in the future of Cohasset. We appreciate your contribution to this effort. Sincerely, The Cohasset Growth & Development Committee Clark Brewer Tom Callahan Debbie Cook Bill Good Elizabeth Harrington Patti Keville Ronnie McMorris Peter Pratt Rick Swanborg Michael Westcott Please return completed survey by November 22nd to: Mail: Liz Harrington, Town Planner, 41 Highland Avenue, Cohasset, MA 02025 Fax: 781-383-7087 Collection Box: Pratt Library & Town Clerk’s Office Master Plan Survey Page 2 Please fill out one survey per voter: All information is confidential and will only be reported in an aggregate level Community Profile: The following data is provided as a means for discussing and responding to this survey. Population – As of the 2000 Census, the population in Cohasset totaled 7,261. Cohasset’s population has increased 4% since 1970 (6,954-7,261). Average household size decreased 20% from 1970 to 2000 (3.34 to 2.69 persons) while median age is up 5.6% from 1990 to 40.9 years. Growth –Cohasset’s population is projected to increase by 4%, or to 7,537 persons by 2005, according to the Massachusetts Institute for Social and Economic Research (MISER). A recent study by the state Executive Office of Environmental Affairs found that the population could increase as much as 37% if all land in Cohasset were built to maximum zoning. Housing – Cohasset had 2,805 housing units according to the 2000 Census, an increase of 2.9% from 1990. According the Assessor’s Office, approximately 86% of all homes are single family, 8% are condominiums and 6% are multifamily. The median sales price for a single family home in Cohasset in 2000 was $420,000 according to Banker and Tradesman. Zoning – Approximately 80% of the town is zoned for housing, 7% for commercial development and 13% as open space. Residential zoning requires 50 feet of frontage on an approved way and 18,000 to 60,000 square feet of land for each new house lot. Commercial zoning requires from zero to 80,000 square feet of land per development. The Water Resources and Special Floodplain and Watershed Protection Districts control development near water and wetland resources. Town Budget –In fiscal 2000, Cohasset’s municipal budget was $20,792,165. Education (42%) and public safety (13%) were the top budget expenditures. The remaining funds went to general services such as water, parks, public works, and town administration. Education –Cohasset Public school enrollment was 1,249 in 1999/2000. Per pupil expenditure that year was $6,921 as compared to the state average of $6,692. According to the School Department, Cohasset has a student teacher ratio of 9:1 and 93% of graduating students pursue higher education. Governance – Cohasset operates under the town manager form of local government with an open town meeting and five member elected Board of Selectman. Municipal Services – The town provides: police, fire, ambulance, habormaster, partial sewering, water (except North Cohasset, served by MA Amer. Water), a waste recycling/transfer facility, elder affairs, low-income senior housing, inspectional services, recreational programs and public works. Open Space and Natural Resources – Cohasset has a unique and diverse natural environment with ledge, marsh, woods and water that supports a wide range of species. 30% of all land in Cohasset is protected open space. Historic and Cultural Resources – Cohasset Common, Government Island and the Lothrup and Gropius homes are each listed on the National Register of Historic Places. The Common, Little Harbor, Mill River Marine, Beechwood Village and many other areas are both historically and culturally significant features of town. Master Plan Survey Page 3 Please fill out one survey per voter: All information is confidential and will only be reported in an aggregate level Section II – Glossary of Terms Commercial Development - Controlled economic development in designated commercial zones that promotes a diversification of businesses and employment opportunities for local people. Environment - The preservation of the natural resources and habitats of Cohasset, the control of pollution and waste disposal, and the enforcement of environmental regulations. Harbor Utilization - The maintenance, accessibility and preservation of Cohasset Harbor as a natural resource for recreation and access to employment. Historical Site Preservation - The maintenance and upkeep of Town historical/cultural buildings and sites. Housing - This includes the type (single family, condominiums, apartment), condition (code compliance) and affordability (low-income housing) of residential living units in the Town. Municipal Services - Services currently provided include police, fire, ambulance, harbormaster, partial sewers, water, waste recycling/transfer facility, elder affairs agency, low-income senior housing, inspection services and public works. Open Space Management - This is defined as the preservation of and access to town parks, bodies of water (ocean, Little Harbor, Straits Pond), acquisition of environmentally-fragile areas and development of open space corridors (such as Bound Brook to Turkey Hill). Public Education - This includes the entire education system, its management and infrastructure, buildings, curriculum, programs and future plans. Town Governance and Management - This includes the manner in which public policy is developed, utilized and enforced and the financial management of the Town (budgets and tax system). Transportation - The types (auto, bike, sidewalks, van, bus, boat, train, etc.), affordability, safety and convenience of the methods of travel to, from and within Cohasset. Village Revitalization - The efforts to enhance the village businesses, accessibility and aesthetics. Wastewater Management - The question of responsibility for fixing the problem (individual and Town) and available options of individual septic system replacement, municipal sewer system or decentralized shared sewer systems for the Town. Water – Water in North Cohasset is supplied by Mass American Water. Water for the rest of the town comes from Lily Pond and is supplemented by the Aaron River Reservoir. The Reservoir can safely yield up to 3.5 million gallons per day (average usage for the past 10 years has been around 700,000 gallons per day). Master Plan Survey Page 4 Please fill out one survey per voter: All information is confidential and will only be reported in an aggregate level Town of Cohasset Master Plan Survey 1. What is the most important quality that attracted you to Cohasset? (Please check only the most important.) 1 o Great location to Boston and Vicinity 2 o Nice Place to Raise Kids 3 o Natural Beauty of Surrounding Environment 4 o Community of People 5 o Variety of Choice of Housing 6 o To be close to family and relatives 7 o School System 8 o Other ________________________________________ 2. What is the primary reason you remain in Cohasset? (Please circle only one.) 1 o Great location to Boston and Vicinity 2 o Nice Place to Raise Kids 3 o Natural Beauty of Surrounding Environment 4 o Community of People 5 o Variety of Choice of Housing 6 o To be close to family and relatives 7 o School System 8 o Other ___________________________________ ____________________________________ 3. How long do you plan to stay in Cohasset? (Please circle only one.) 1o Fewer than 2 years 2o 2 to 5 years 3o Greater than 5 Years 4o Until I/We retire 5o Forever 6o Unknown 4. Where is your place of employment? (Please circle only one.) 1o Cohasset 2o South Shore 3o Boston/Cambridge 4o Along Route 128 5o Other ____________________________________ 5. Is Cohasset your primary residence? 1o Yes 2o No 6. Please rank the top four issues facing Cohasset in the next 10 years (1 being the most important) _Quality of town services and facilities _Public apathy/lack of vision _Zoning bylaw revision _Tax burden _Preserving open space _Village Revitalization _Attracting or retaining businesses _Infrastructure improvements _Impact of train _Public transportation _Housing affordability _Senior housing options _Protecting natural resources _Traffic levels and intersection safety _Protecting historic and cultural resources _Maintaining town’s diversity _Population growth _Overbuilding of individual lots _Level of commercial development _Level of residential development _Preserving community character _Development/growth in surrounding towns _Other ______________________ Master Plan Survey Page 5 Please fill out one survey per voter: All information is confidential and will only be reported in an aggregate level 7. Indicate which issues you believe are the most or least important to the future of Cohasset: Not Important Somewhat Important Important Very Important Extremely Important General Town Size o o o o o Diversity o o o o o Character o o o o o Population Growth o o o o o Town Services & Facilities Fiscal Management (budget, capital expenditures) o o o o o Tax Rates o o o o o Town Management o o o o o Town Meeting Government o o o o o Town Boards & Committees o o o o o Town Facilities o o o o o Police Services o o o o o Fire Services o o o o o Bylaw Enforcement o o o o o Public Education o o o o o Volunteer Organizations / Community Involvement o o o o o Preschool Programs o o o o o Adult & Continuing Education o o o o o Arts & Community Programs o o o o o Teen Programs o o o o o Youth Recreation o o o o o Adult Recreation o o o o o Senior Citizen Programs o o o o o Transportation & Infrastructure Streets o o o o o Sidewalks o o o o o Bike Paths o o o o o Town Transportation o o o o o Public Transportation o o o o o Water Delivery System o o o o o Wastewater Management (septic systems, sewers) o o o o o Master Plan Survey Page 6 Please fill out one survey per voter: All information is confidential and will only be reported in an aggregate level Economic Development Not Important Somewhat Important Important Very Important Extremely Important Commercial Development o o o o o Inter-town cooperation o o o o o Employment Opportunities and Choices o o o o o Village Improvements o o o o o Housing Housing Variety and Choices o o o o o Residential Development o o o o o Low Income Housing o o o o o Housing Affordability o o o o o Senior Housing o o o o o House and Lot Size o o o o o Open Space, Natural & Cultural Resources Open space o o o o o Surface water bodies o o o o o Water supply watershed area o o o o o Rivers, streams and riparian corridors o o o o o Wetlands and wetland buffer areas o o o o o Wildlife corridors and habitat o o o o o Rare, threatened or endangered species o o o o o Historic/scenic landscapes o o o o o Working landscapes o o o o o Historic Preservation o o o o o Harbor Access (pedestrian, bike, auto, boat) o o o o o Other __________________________________________ o o o o o Other __________________________________________ o o o o o 8. For those issues in question 8 that you identified as “very important”, please describe your reasons. Extremely Important Issue Reason Master Plan Survey Page 7 Please fill out one survey per voter: All information is confidential and will only be reported in an aggregate level 9. The following is to capture your opinion on a wide variety of issues. These questions are intended to be provocative and do not represent the opinion of the committee. I believe Cohasset should….. Strongly Disagree Disagree Neutral Agree Strongly Agree General Take steps to increase diversity o o o o o Limit population growth o o o o o Maintain town character o o o o o Town Services & Facilities Cut costs from the town budget to decrease taxes o o o o o Change town governance (Town meeting format) o o o o o Pursue more regionalization of town services (fire, police, schools) o o o o o Add more recreational facilities (indoor track, pool) o o o o o Invest more on public facilities (library, police station, schools) Require less intrusive lighting (streetlights, new development) o o o o o Invest more on public education o o o o o Educate kids on town history and culture o o o o o Provide more youth oriented services o o o o o Invest more in arts programs o o o o o Transportation & Infrastructure Add more bike paths o o o o o Add more sidewalks o o o o o Improve pedestrian access (Village, harbor, streets) o o o o o Add more traffic lights o o o o o Provide shuttle service to Hingham boat o o o o o Add more 4-way stop signs o o o o o Encourage more transportation options to and from Cohasset o o o o o Pursue more communal solutions to wastewater treatment o o o o o Economic Development Limit the amount of new commercial development o o o o o Improve the town center o o o o o Add more Village parking o o o o o Add more harbor parking o o o o o Master Plan Survey Page 8 Please fill out one survey per voter: All information is confidential and will only be reported in an aggregate level Encourage light industrial development o o o o o Housing Limit the size of houses permitted relative to lot size o o o o o Offer more variety in housing o o o o o Limit the amount of new residential development o o o o o Create more senior citizen housing o o o o o Create more affordable housing o o o o o Open Space, Natural & Cultural Resources Purchase more open space o o o o o Add more harbor moorings/slips o o o o o Provide better access to waterfront o o o o o Improve water supply and watershed protection o o o o o Protect wildlife habitat o o o o o Protect water and wetland resources o o o o o Limit barriers for viewing ocean o o o o o Preserve historic and/or working landscapes o o o o o Other ________________________________________________ o o o o o Other ________________________________________________ o o o o o 10. For those areas in question 10 that you “strongly agreed/disagreed”, please describe your reasons. Strongly Agreed Reason Strongly DISagreed Reason Master Plan Survey Page 9 Please fill out one survey per voter: All information is confidential and will only be reported in an aggregate level 11. Please indicate if you would like to be interviewed in the future (this is optional)? Name: _______________________________________ Phone: ___________________________________ E-mail: __________________________________ 12. What do you believe the town government should be doing to address these issues or challenges? Please be specific on anything that you believe needs to be pro-actively managed. 13. Additional Comments about Cohasset’s Future? Thank you for your help! FUTURE SCENARIOS - TABLES RESIDENTIAL 5 Single Family Homes/Year Low Buildout Scenario No MultiFamily or Senior Housing Projects Snapshot in Year Cumulative Growth BY Year X 5 10 20 Single Family Units 25 50 100 Residents 71 143 285 Children in Town Schools 14 28 57 Valuation $ 14,000,000 $ 28,000,000 $ 56,000,000 Multi Family Units 0 0 0 Residents 0 0 0 Children in Town Schools 0 0 0 Valuation $ - $ - $ - Senior Housing Units 0 0 0 Residents 0 0 0 Children in Town Schools 0 0 0 Valuation $ - $ - $ - Annual Budget Increment IN Year X 5 10 20 By Development Type Single Family Property Tax Revenue $ 160,720 $ 321,440 $ 642,880 General Government Cost $ (66,287) $ (132,575) $ (265,149) Education Cost $ (104,603) $ (209,206) $ (418,411) Net Annual Budget Increment in Year X $ (10,170) $ (20,340) $ (40,681) Multi Family Property Tax Revenue $ - $ - $ - General Government Cost $ - $ - $ - Education Cost $ - $ - $ - Net Annual Budget Increment in Year X $ - $ - $ - Senior Housing Property Tax Revenue $ - $ - $ - General Government Cost $ - $ - $ - Education Cost $ - $ - $ - Net Annual Budget Increment in Year X $ - $ - $ - By Budget Category Property Tax Revenue $ 160,720 $ 321,440 $ 642,880 General Government Cost $ (66,287) $ (132,575) $ (265,149) Education Cost $ (104,603) $ (209,206) $ (418,411) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (10,170) $ (20,340) $ (40,681) Constant Dollars RESIDENTIAL 10 Single Family Homes/Year Medium Buildout Scenario 200 Units MultiFamily, 60 Units Senior Snapshot in Year Cumulative Growth BY Year X 5 10 20 Single Family Units 50 100 200 Residents 143 285 570 Children in Town Schools 28 57 114 Valuation $ 28,000,000 $ 56,000,000 $ 112,000,000 Multi Family Units 0 200 200 Residents 0 400 400 Children in Town Schools 0 76 76 Valuation $ - $ 60,000,000 $ 60,000,000 Senior Housing Units 0 60 60 Residents 0 66 66 Children in Town Schools 0 0 0 Valuation $ - $ 15,000,000 $ 15,000,000 Annual Budget Increment IN Year X 5 10 20 By Development Type Single Family Property Tax Revenue $ 321,440 $ 642,880 $ 1,285,760 General Government Cost $ (132,575) $ (265,149) $ (530,298) Education Cost $ (209,206) $ (418,411) $ (836,823) Net Annual Budget Increment in Year X $ (20,340) $ (40,681) $ (81,361) Multi Family Property Tax Revenue $ - $ 688,800 $ 688,800 General Government Cost $ - $ (372,139) $ (372,139) Education Cost $ - $ (558,904) $ (558,904) Net Annual Budget Increment in Year X $ - $ (242,243) $ (242,243) Senior Housing Property Tax Revenue $ - $ - $ - General Government Cost $ - $ (61,403) $ (61,403) Education Cost $ - $ - $ - Net Annual Budget Increment in Year X $ - $ (61,403) $ (61,403) By Budget Category Property Tax Revenue $ 321,440 $ 1,331,680 $ 1,974,560 General Government Cost $ (132,575) $ (698,691) $ (963,841) Education Cost $ (209,206) $ (977,315) $ (1,395,727) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (20,340) $ (344,327) $ (385,007) Constant Dollars Potential Tax Revenue from Senior Housing $ - $ 172,200 $ 172,200 RESIDENTIAL 20 Single Family Homes/Year High Buildout Scenario 2 (200-Unit) MultiFamily Projects, 60 Units Senior Snapshot in Year Cumulative Growth BY Year X 5 10 20 Single Family Units 100 200 400 Residents 285 570 1140 Children in Town Schools 57 114 228 Valuation $ 56,000,000 $ 112,000,000 $ 224,000,000 Multi Family Units 200 400 400 Residents 400 800 800 Children in Town Schools 76 152 152 Valuation $ 60,000,000 $ 120,000,000 $ 120,000,000 Senior Housing Units 0 60 60 Residents 0 66 66 Children in Town Schools 0 0 0 Valuation $ - $ 15,000,000 $ 15,000,000 Annual Budget Increment IN Year X 5 10 20 By Development Type Single Family Property Tax Revenue $ 642,880 $ 1,285,760 $ 2,571,520 General Government Cost $ (265,149) $ (530,298) $ (1,060,597) Education Cost $ (418,411) $ (836,823) $ (1,673,646) Net Annual Budget Increment in Year X $ (40,681) $ (81,361) $ (162,723) Multi Family Property Tax Revenue $ 688,800 $ 1,377,600 $ 1,377,600 General Government Cost $ (372,139) $ (744,278) $ (744,278) Education Cost $ (558,904) $ (1,117,808) $ (1,117,808) Net Annual Budget Increment in Year X $ (242,243) $ (484,486) $ (484,486) Senior Housing Property Tax Revenue $ - $ - $ - General Government Cost $ - $ (61,403) $ (61,403) Education Cost $ - $ - $ - Net Annual Budget Increment in Year X $ - $ (61,403) $ (61,403) By Budget Category Property Tax Revenue $ 1,331,680 $ 2,663,360 $ 3,949,120 General Government Cost $ (637,288) $ (1,335,980) $ (1,866,278) Education Cost $ (977,315) $ (1,954,631) $ (2,791,454) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (282,924) $ (627,251) $ (708,612) Constant Dollars Potential Tax Revenue from Senior Housing $ - $ 172,200 $ 172,200 COMMERCIAL 10% of Maximum Additional Bldg. Space Low Expansion Scenario by Year 20; No Growth Downtown Snapshot in Year Cumulative Growth BY Year X 5 10 20 Tech Business Gross Sq. Feet of Building Area 86,139 202,827 575,033 Valuation $ 6,460,406 $ 15,212,030 $ 43,127,501 Highway Gross Sq. Feet of Building Area 57,345 121,596 274,245 Valuation $ 4,300,849 $ 9,119,687 $ 20,568,383 Light Industry Gross Sq. Feet of Building Area 25,829 62,684 190,309 Valuation $ 1,937,170 $ 4,701,296 $ 14,273,195 Downtown - Village Center Gross Sq. Feet of Building Area - - - Valuation $ - $ - $ - Total Incremental Gross Square Feet 169,312 387,107 1,039,588 Total Incremental Valuation $ 12,698,425 $ 29,033,013 $ 77,969,079 Annual Budget Increment IN Year X 5 10 20 By Zone Tech Business Property Tax Revenue $ 74,165 $ 174,634 $ 495,104 General Government Cost $ (60,297) $ (141,979) $ (402,523) Net Annual Budget Increment in Year X $ 13,868 $ 32,655 $ 92,580 Highway Property Tax Revenue $ 49,374 $ 104,694 $ 236,125 General Government Cost $ (40,141) $ (85,117) $ (191,972) Net Annual Budget Increment in Year X $ 9,232 $ 19,577 $ 44,153 Light Industry Property Tax Revenue $ 22,239 $ 53,971 $ 163,856 General Government Cost $ (18,080) $ (43,879) $ (133,216) Net Annual Budget Increment in Year X $ 4,158 $ 10,092 $ 30,640 Downtown - Village Center Property Tax Revenue $ - $ - $ - General Government Cost $ - $ - $ - Net Annual Budget Increment in Year X $ - $ - $ - By Budget Category Property Tax Revenue $ 145,778 $ 333,299 $ 895,085 General Government Cost $ (118,519) $ (270,975) $ (727,711) TOTAL ANNUAL NET INCREMENT IN YEAR X $ 27,259 $ 62,324 $ 167,374 Constant Dollars COMMERCIAL 25% of Maximum Additional Bldg. Space Medium Expansion Scenario by Year 20 Snapshot in Year Cumulative Growth BY Year X 5 10 20 Tech Business Gross Sq. Feet of Building Area 151,034 395,987 1,437,583 Valuation $ 11,327,527 $ 29,699,019 $ 107,818,753 Highway Gross Sq. Feet of Building Area 118,945 267,604 685,613 Valuation $ 8,920,880 $ 20,070,331 $ 51,420,957 Light Industry Gross Sq. Feet of Building Area 43,893 119,627 475,773 Valuation $ 3,291,953 $ 8,972,019 $ 35,682,988 Downtown - Village Center Gross Sq. Feet of Building Area 51,467 114,340 284,974 Valuation $ 3,860,052 $ 8,575,534 $ 21,373,087 Total Incremental Gross Square Feet 365,339 897,559 2,883,944 Total Incremental Valuation $ 27,400,412 $ 67,316,904 $ 216,295,786 Annual Budget Increment IN Year X 5 10 20 By Zone Tech Business Property Tax Revenue $ 130,040 $ 340,945 $ 1,237,759 General Government Cost $ (105,724) $ (277,191) $ (1,006,308) Net Annual Budget Increment in Year X $ 24,316 $ 63,754 $ 231,451 Highway Property Tax Revenue $ 102,412 $ 230,407 $ 590,313 General Government Cost $ (83,262) $ (187,323) $ (479,929) Net Annual Budget Increment in Year X $ 19,150 $ 43,084 $ 110,384 Light Industry Property Tax Revenue $ 37,792 $ 102,999 $ 409,641 General Government Cost $ (30,725) $ (83,739) $ (333,041) Net Annual Budget Increment in Year X $ 7,067 $ 19,260 $ 76,599 Downtown - Village Center Property Tax Revenue $ 44,313 $ 98,447 $ 245,363 General Government Cost $ (36,027) $ (80,038) $ (199,482) Net Annual Budget Increment in Year X $ 8,286 $ 18,409 $ 45,881 By Budget Category Property Tax Revenue $ 314,557 $ 772,798 $ 2,483,076 General Government Cost $ (255,737) $ (628,291) $ (2,018,761) TOTAL ANNUAL NET INCREMENT IN YEAR X $ 58,820 $ 144,507 $ 464,315 Constant Dollars COMMERCIAL 50% of Maximum Additional Bldg. Space High Expansion Scenario by Year 20 Snapshot in Year Cumulative Growth BY Year X 5 10 20 Tech Business Gross Sq. Feet of Building Area 216,862 575,033 2,875,167 Valuation $ 16,264,673 $ 43,127,501 $ 215,637,506 Highway Gross Sq. Feet of Building Area 192,109 461,730 1,371,226 Valuation $ 14,408,192 $ 34,629,786 $ 102,841,915 Light Industry Gross Sq. Feet of Building Area 61,856 186,950 951,546 Valuation $ 4,639,223 $ 14,021,279 $ 71,365,975 Downtown - Village Center Gross Sq. Feet of Building Area 84,368 199,386 569,949 Valuation $ 6,327,621 $ 14,953,925 $ 42,746,175 Total Incremental Gross Square Feet 555,196 1,423,100 5,767,888 Total Incremental Valuation $ 41,639,709 $ 106,732,491 $ 432,591,571 Annual Budget Increment IN Year X 5 10 20 By Zone Tech Business Property Tax Revenue $ 186,718 $ 495,104 $ 2,475,519 General Government Cost $ (151,804) $ (402,523) $ (2,012,617) Net Annual Budget Increment in Year X $ 34,915 $ 92,580 $ 462,902 Highway Property Tax Revenue $ 165,406 $ 397,550 $ 1,180,625 General Government Cost $ (134,476) $ (323,211) $ (959,858) Net Annual Budget Increment in Year X $ 30,930 $ 74,339 $ 220,767 Light Industry Property Tax Revenue $ 53,258 $ 160,964 $ 819,281 General Government Cost $ (43,299) $ (130,865) $ (666,082) Net Annual Budget Increment in Year X $ 9,959 $ 30,099 $ 153,199 Downtown - Village Center Property Tax Revenue $ 72,641 $ 171,671 $ 490,726 General Government Cost $ (59,058) $ (139,570) $ (398,964) Net Annual Budget Increment in Year X $ 13,583 $ 32,101 $ 91,762 By Budget Category Property Tax Revenue $ 478,024 $ 1,225,289 $ 4,966,151 General Government Cost $ (388,637) $ (996,170) $ (4,037,521) TOTAL ANNUAL NET INCREMENT IN YEAR X $ 89,387 $ 229,119 $ 928,630 Constant Dollars OPEN SPACE 5 Acres Open Space Purchased/Year Low Acquisition Scenario Full Valuation Bonded @ 5% for 15 Years Snapshot in Year Cumulative Growth BY Year X 5 10 20 Open Space Acquisition Acres Acquired 25 50 100 Valuation $ (2,500,000) $ (5,000,000) $(10,000,000) Annual Budget Increment IN Year X 5 10 20 Property Tax Revenue $ (28,700) $ (57,400) $ (114,800) Land Acquisition Cost/Year (240,856) (481,711) (722,567) Open Space Maintenance Cost $ (6,250) $ (12,500) $ (25,000) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (275,806) $ (551,611) $ (862,367) Bonded Land Acquisition cost peaks in Year 15-20, then declines by $48,000/year if no new purchases Alternative: Single Family Development under Residential B Zoning Year Cumulative Growth BY Year X 5 10 20 Single Family Development Units 31 62 124 Residents 89 177 355 Children in Town Schools 18 35 71 Valuation $ 14,923,771 $29,847,542 $ 59,695,084 Annual Budget Increment IN Year X 5 10 20 Single Family Property Tax Revenue $ 171,325 $ 342,650 $ 685,300 General Government Cost $ (82,498) $ (164,996) $ (329,993) Education Cost $ (130,423) $ (260,845) $ (521,690) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (41,596) $ (83,192) $ (166,383) Constant Dollars OPEN SPACE 10 Acres Purchased/Year Medium Acquisition Scenario Full Valuation Bonded @ 5% for 15 Years Snapshot in Year Cumulative Growth BY Year X 5 10 20 Open Space Purchase Acres Acquired 50 100 200 Valuation $ (5,000,000) $ (10,000,000) $ (20,000,000) Annual Budget Increment IN Year X 5 10 20 Property Tax Revenue $ (57,400) $ (114,800) $ (229,600) Land Acquisition Cost/Year (481,711) (963,423) (1,445,134) Open Space Maintenance Cost $ (6,250) $ (25,000) $ (50,000) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (545,361) $ (1,103,223) $ (1,724,734) Bonded Land Acquisition cost peaks in Year 15-20, then declines by $96,000/year if no new purchases Alternative: Single Family Development under Residential B Zoning Year Cumulative Growth BY Year X 5 10 20 Single Family Development Units 62 124 249 Residents 177 355 709 Children in Town Schools 35 71 142 Valuation $ 29,847,542 $ 59,695,084 $ 119,390,168 Annual Budget Increment IN Year X 5 10 20 Single Family Property Tax Revenue $ 342,650 $ 685,300 $ 1,370,599 General Government Cost $ (164,996) $ (329,993) $ (659,986) Education Cost $ (260,368) $ (520,736) $ (1,041,472) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (82,715) $ (165,429) $ (330,859) Constant Dollars OPEN SPACE 20 Acres Purchased/Year High Acquisition Scenario Full Valuation Bonded @ 5% for 15 Years Snapshot in Year Cumulative Growth BY Year X 5 10 20 Open Space Purchase Acres Acquired 100 200 400 Valuation $ (10,000,000) $ (20,000,000) $ (40,000,000) Annual Budget Increment IN Year X 5 10 20 Property Tax Revenue $ (114,800) $ (229,600) $ (459,200) Land Acquisition Cost/Year (963,423) (1,926,846) (2,890,269) Open Space Maintenance Cost $ (25,000) $ (50,000) $ (100,000) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (1,103,223) $ (2,206,446) $ (3,449,469) Bonded Land Acquisition cost peaks in Year 15-20, then declines by $193,000/year if no new purchases Alternative: Single Family Development under Residential B Zoning Year Cumulative Growth BY Year X 5 10 20 Single Family Development Units 124 249 498 Residents 355 709 1419 Children in Town Schools 71 142 283 Valuation 59,695,084 119,390,168 238,780,336 Annual Budget Increment IN Year X 5 10 20 Single Family Property Tax Revenue $ 685,300 $ 1,370,599 $ 2,741,198 General Government Cost $ (329,993) $ (659,986) $ (1,319,971) Education Cost $ (520,736) $ (1,041,472) $ (2,082,944) TOTAL ANNUAL NET INCREMENT IN YEAR X $ (165,429) $ (330,859) $ (661,717) Constant Dollars Town of Cohasset Master Plan Map 5 CONCEPTUAL PEDESTRIAN NETWORK Orange = Existing Red = Proposed Circles = Destinations Arrows = Potential Additional Links Green = Proposed Rail Trail Future Train Station Golf Course Wheelwright Park Trails Whitney Thayer Woods & Wompatuck State Park Trails School School Town Center & HarborLibrary Aaron River Reservoir