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Reuse Plan 2002
State Land Planning Committee
(State Hospital Implementation Committee)
 
Consensus Reuse Plan
 

FOXBOROUGH STATE HOSPITAL
   
Amended September 5, 2002

REUSE PLAN
 
The State Land Planning Committee (SPLC) and the Division of Capital Asset Management (DCAM) developed the following set of guidelines and criteria for the redevelopment of the Foxborough State Hospital property.   These guidelines are a revision of a plan developed and approved in 1994.  These guidelines and reuse plan were updated by the Committee and approved on September 5, 2002.  These are intended for use as a framework for implementing specific redevelopment plans by prospective developers of the property.
 
This plan was developed based on technical analyses of municipal impacts as well as the concerns and interests of the community.  The SLPC has envisioned the future development of the property as a series of sub-parcels which while carefully relating to each other, can provide for phased development, if necessary.  DCAM was actively involved in this process and supports the plan as proposed. 
 
OVERALL DEVELOPMENT GUIDELINES
 
The selected developer(s) of the Foxborough State Hospital property shall create a cohesive neighborhood plan for the redevelopment of a long underutilized portion of the Town.  The site design and architectural character of the buildings shall blend into the fabric of the surrounding neighborhoods.  Care shall be taken to respect the historic nature of the site.  The site is under an agreement with the State of Massachusetts Historic Commission and also listed on the National Register of Historic Places. 
 
Overall the development of the residential units on the property should attempt to achieve a goal of 20% of the units being affordable, in conformance with the various State and Federal affordability guidelines.  Any portions of the development proposed for rental units should provide 25% of the units as affordable units.  The intent of this provision is to increase, as much as possible, the Town of Foxborough’s affordable housing inventory.
 
This plan is designed to be a guide for the redevelopment of the property.  Densities of development and unit type on some parcels are very specific.  The descriptions and densities on other parcels are designed to be flexible and outline the Towns preferred uses for these parcels.  However, any redevelopment of the state hospital property is limited to a total of two hundred and three (203) residential units.
 
The new neighborhood shall be designed to be a livable community that is also a walkable community.  It is adjacent to several governmental, commercial, and recreational uses, which is why the construction of sidewalks and pedestrian ways are essential for its success. 
 
Unlike many other developments in the Town of Foxborough, the development of the various parcels should not be planned independently of each other nor need they be buffered from each other.  The development, although parceled for planning purposes, shall be designed to function as a cohesive neighborhood.  The blending and mixing of appropriate uses is permitted and even encouraged.  This will help to provide vitality to the various components of the plan and provide for its long-term economic success.
 
The sub-parcels illustrated in the survey plan conducted by Rizzo Associates Inc., can be characterized as follows:
 


Parcel
Acres
Feature
A & B
45.31
Single Family Residential
C
4.62
Conservation
D
8.35
Triangle Residential
E1
35.80
Town of Foxborough Recreation
E2
3.72
Town of Foxborough Recreation
E3
3.49
Residential Townhouses
F1
18.23
Assisted Living, Age Restricted, or Senior Housing District
F2a
Single Family Residential
F2b
14.10
Medical/Professional Office
G
4.82
Foxborough Housing Authority,Baker Street Residential
H1
1.77
Town of Foxborough Auditorium
H2
8.86
Town of Foxborough Public Safety Building
I
3.47
Main Street Retail
J
3.79
Town of Foxborough Practice Field
-----------------------------------------------------------------------------------------------------------------
Total                                                156.33 acres (+/-)
 
 
PARCEL BY PARCEL PLAN:
 
The SLPC has developed a detailed description of allowed uses and permitted densities as well as broad development guidelines and use preferences for each sub- parcel. These are enumerated below:


Parcel A &B Main Residential Subdivision
 
Uses:   This parcel is intended to be the primary single-family residential component of the plan. The parcels combined are to contain no more than thirty four (34) single-family housing units.
 
 
Zoning:  Presently zoned as R-40 Residential/Agricultural District.  This zoning will remain the same.  A portion of these parcels is also within the Water Resource Protection District (WRPD).  It is desirable that an Open Space Residential Development (OSRD) plan is considered for a portion of the units developed on this parcel.
 

Guidelines: A greenbelt along North Street with curb cuts onto an interior street is desirable.
 
Sidewalks from the development connecting to those at Main Street and Chestnut Street may be required.         
 
Development should respect and preserve existing cemeteries by providing a buffer around them and maintaining adequate public access.
 
Automotive access into the subdivision from Cross Street is not preferred.  Although pedestrian connections to Cross Street are required.
 
 

Parcel C: Crackrock Conservation/Residential

Uses:  Conservation Land
 
Zoning:  Presently zoned as R-40 Residential/Agricultural District.  This zoning will remain the same.  A portion of these parcels (within 250’ of Crackrock Pond) is also within the Water Resource Protection District (WRPD).
 
Guidelines:  If any activity occurs on this site, it shall be designed to respect the integrity of Crackrock Pond.  
 
Public access along the pond shall be maintained.
 
Parcel D: Triangular Residential Use
 
Uses: Single family residential subdivision intended for moderate priced housing. Density is not to exceed twenty (20) residential units.
 
Zoning:  Area to be rezoned to the R-15 Residential District. 
 
Guidelines: Some of the units developed on this parcel shall be permanently affordable units such as those designated for first-time homebuyers per state Department of Housing and Community Development (DHCD) guidelines.  There shall be no significant exterior differences between the affordable units and the market rate housing.  At least one home shall be designed handicapped accessible.
 
Intended to encourage development of moderately priced housing.
 
Sidewalks should be constructed along the entire length of Payson Road.  If lots are developed along the North Street side of this parcel, then sidewalks should also be constructed along North Street, to the extent that they are able to connect to other sidewalks.
 
Pedestrian paths shall be planned and constructed between North Street and Payson Road to allow easy public access to the Town of Foxborough Recreation Land.


Parcel E 1& 2: Recreation/Open Space
 
Uses: Open Space, recreational, and ancillary uses or structures.
 
Zoning:   These parcels are presently zoned in the R-40 Residential/Agricultural District. This zoning shall remain the same.                    
                                                                       
Guidelines:  It is recommended that the Town of Foxborough seek any and all potential funding sources for development costs.  The Town will pursue funding that includes grants from State Agencies, local funding from the Town and participation by developers.
 
The developer of the hospital site will be expected to participate in the development of the recreation facility. The level of participation shall relate to the impact of their proposal on recreation needs.
 
The Town of Foxborough shall be responsible for ensuring the maintenance of these grounds.
 

Parcel E 3: Payson Road Town Houses
 
Uses:   The preferred use of this parcel is for the development of townhouses. It is estimated that no more than sixteen (16) units shall be constructed on this parcel.

 Zoning:  This parcel is to be rezoned to R-15.  It is also located within the Chestnut-Payson Overlay District (CPOD).
 
Guidelines:   The development shall be designed to integrate and connect the housing on this site with Payson Road and Parcel F1.

 The design of the buildings shall be sensitive to the historic nature of the site.  The buildings shall utilize many of the design elements and materials of other historic buildings on the State Hospital property.


Sidewalks may be required in front of this parcel on Payson Road.
  

Parcel F1: Assisted Living, Age Restricted, or Senior Housing District

Uses:  Assisted living centers, continuing care retirement community, nursing homes, and other housing offering medical assistance to residents is preferred for the reuse of the historic portions of the hospital buildings. Senior housing or age-restricted housing are also desirable reuse options for the historic hospital buildings. It is projected that up to eighty (80) units of one or more of the above types of housing may be developed on a portion of this parcel.
 
Elsewhere on this parcel there shall be constructed a mix of additional housing types.  It is projected that this site could accommodate approximately fourteen (14) townhouse units and twenty (20) multifamily apartments. 
 
Additionally, single family homes, certain municipal uses, day care centers, community uses, medical related business/office, and permitted accessory uses may also be integrated into the plan for the remainder of this parcel.

 
Zoning: To be rezoned to R-15 and designated to be within the Chestnut-Payson Overlay District (CPOD).
 
Guidelines: An attempt must be made to preserve structures as specified in the Agreement with the Massachusetts Historical Commission. The primary buildings subject to this agreement are the administration building, wings A through E, and the Chapel building.  The additional buildings are listed in the Agreement for this parcel.
 
The design of new buildings on this parcel shall be sensitive to the historic nature of the site.  The buildings shall utilize many of the design elements and materials of the historic buildings on the State Hospital property.

 The development of new structures on this parcel shall be designed to integrate and connect the this site with Payson Road, Chestnut Street, Parcel E3 and the recreational uses on the Town of Foxborough Recreation Land.
 
It is important that the preservation or replanting of the trees along Chestnut Street occurs.  The Foxborough Tree Warden shall determine tree species.  Attempts shall also be made to preserve specimen trees throughout the property.
 
It is preferred that the Chapel building be reused for various community uses.  These may be for uses such as local religious groups, day care center, senior center, neighborhood health center or other uses that may benefit the community.
 
There shall be no construction of additional residential structures in the front yard of the main administration building and wings A through E, only if those buildings remain.  Parking lots and accessory structures are permitted.
 
Sidewalks should be constructed along Chestnut Street and Payson Road and shall be connected to the existing network of sidewalks.
 
 
Parcel F2 A: Single Family Residential

Uses:   It is preferred that this site be used for single family residential development and that approximately seventeen (17) houses be developed on this parcel.
 
Zoning:  This area will be rezoned to R-15 and within the Chestnut-Payson Overlay District (CPOD).  A small portion of the parcel is also within the Water Resource Protection District (WRPD).
 
Guidelines: A portion of this site is within the Baker Street Historic District.  The homes an all of the lots or other structures shall be developed to conform to the requirements of this district. 
 
Sidewalks may be required along Payson Road and Chestnut Street.    
 

 
Parcel F2B: Professional/Medical Office Use Parcel
 
Uses:  This site should be used primarily for professional office space preferably for medical offices. Other similar commercial uses that are compatible with the overall development of the site may also be considered.
 
This parcel shall be developed into approximately 25,000 square feet.
                                                           
Zoning: This parcel shall be rezoned to the Neighborhood Business District (NB).  It is also to be included within the Chestnut-Payson Overlay District (CPOD). The site lies within the Water Resource Protection District (WRPD).
 
Guidelines:  Any new development shall be designed so that it is compatible with existing adjacent uses.  Shared parking for this development and the abutting retail parcel (I) is preferred.
                                                                       
While medical/professional offices and related office uses are preferred on this parcel, other commercial uses which would be in harmony with the neighborhood and the entire land use plan will also be considered.

Sidewalks may be required along Chestnut Street.

Parcel G: Baker Street Parcels
 
Uses: This parcel is to be conveyed to the Foxborough Housing Authority for the development of additional housing. The Foxborough Housing Authority will work with lending agencies to determine the scope and density of this development.  The redevelopment of this parcel is independent of the reuse parcels in this plan.
 
Zoning:  To be rezoned entirely within the R-15 Zoning District. 
 
Guidelines: The Housing Authority development on Baker Street will also be subject to the local Historical District by-law.  New residential buildings should match the historical character of the remainder of the street.
 
Sidewalks may be required along Baker Street.
 
The community garden located on one of these parcels shall be maintained. 
 
 
Parcel H1 & 2: Auditorium & Public Safety Parcel

Uses:  This site shall be used for a new Public Safety Building and/or other municipal uses.
 
Zoning:  This parcel shall be rezoned into the Neighborhood Business District (NB).  It shall also be included within the Chestnut Payson Overlay District (CPOD). The site lies partially within the Water Resource Protection District (WRPD).
 
Guidelines: The assembly building is owned and maintained by the Town of Foxborough.     The developer is encouraged to work with the community to upgrade the assembly building as necessary to be utilized by community groups.
 
Other buildings on the site may be demolished or reused by the Town of Foxborough provided they are for municipal uses.  Some are subject the Agreement with the Massachusetts Historical Commission. 

  
Parcel I: Main Street Retail

Uses:  The development of 30,000 square feet of retail and or restaurant space.  This site may be further divided into retail pad sites.
 
Zoning:  This parcel shall be rezoned into the Neighborhood Business District (NB).  It shall also be included within the Chestnut Payson Overlay District (CPOD). The site lies within the Water Resource Protection District (WRPD).
 
Guidelines:  The proper development of this site is integral to connect the State Hospital property to the existing commercial developments on Main Street.
                                                                       
This site may be developed into a mix of permissible uses provided the development of the site is properly integrated into the overall redevelopment.
 
Sidewalks may be required along Chestnut Street and North Street linking the redevelopment to Main Street.
 
Parcel J: Practice Field                     
 
Uses:  This parcel is to be used by Town recreation teams for a practice field.  The parcel is restricted by the Legislation to be used for a practice field. 
 
Zoning:  This parcel is presently zoned as R-40 Residential/Agricultural.  This zoning will remain the same.
 
Guidelines  The practice field on this property shall be used by local sports teams and the Town shall ensure that it is properly maintained. 
 
Also located on this property is the old hospital laundry building.  This building may be demolished or reused for municipal uses.
 


 
Town of Foxborough, 40 South Street, Foxborough, MA 02035
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