There is a perceived need in the community to provide “aging in place.” But the town has not explored with residents 55 and over what their housing needs might be or how many are ready to sell their homes to downsize into senior housing in Pepperell. We simply don’t know what local demand for senior housing looks like.
The Pepperell Housing Authority administers 70 units located at Babbitassit Village, and Canal Street. The town link to information about the Housing Authority and the income limits for eligibility is here.
When we consider senior housing, does the site at the Senior Center check all the boxes?
within walking distance of town amenities: food, gas, doctors, retail shops, pharmacies, public transportation
close to town services such as police and EMT
close to town amenities such as the town field, town hall, places of worship, recreation center, schools, library
As we understand it, 40R requires safe accessible pedestrian access to the above. The proposed Senior Housing site can’t do that without substantial sidewalk improvements along Nashua Road, (with the necessary land-taking involved). Should sidewalk improvements be done, seniors would walk over a mile to get to Town Center.
The 40R Senior Housing site proposal uses LOMAR PARK (which it abuts) as an area of concentrated development (ACD). Our understanding of the 40R law allows ACDs as an alternative to proximity to a town center or village. Lomar Park is a privately owned industrial park run by its own association. There are no sidewalks or cross walks. There is no public transportation. There is one church but no other retail, medical, or other amenities seniors need. If you have not visited Lomar Park, pictures are here. As private property, pedestrian access from the proposed Senior Housing project to the Lomar Park ACD would presumably be done by crossing protected agricultural lands behind the Senior Center. Such an action - building a paved, lighted pedestrian path - may constitute a “taking” of restricted agricultural land and may raise legal questions for DHCD.
The proposed site is opposite the parking lot at the Senior Center. This ANR map will help you locate the site.
We finally note that the proposed site is not actually a buildable lot - it has no frontage to Nashua Road. The current idea that we’ve heard is that the town will lease the land - once it is leveled. How a lease arrangement will be done with a builder has not been discussed in public. The actual number of units for the site is still not determined. Originally 50, the more recent numbers given is in a range of 25 - 50.
Please remember that only a percentage of the built units will be affordable. This is true for all rental units even though the State allows market rate units to count toward the Subsidized Housing Inventory (SHI). 20% affordable housing is the usual number for 40R.