Winning Farm of Winchester
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- Belinda Shields
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1 Winning Farm of Winchester Planning Board Presentation
2 Winning Farm of Winchester 12.9 acres of undeveloped forest on the former Winning Farm site Located north of Thornberry Road in the northwestern corner of Winchester along the Woburn Town line to the north and Lexington Town line to the west Bordered on three sides by land owned by the Town of Winchester and maintained as open space and by Thornberry Road residences along the fourth side Property Location
3 Past Permitting The subject parcel has been the site of several development proposals over the past 20+ years, most recently by Winning Farms, LLC as an assisted living facility. The property was originally approved by the Town for a large independent-living and assistantliving complex, pursuant to an Independent Elderly Housing Overlay District previously adopted for the property. After various iterations of plans and several years of litigation, the current owner (Winning Farm LLC) obtained approvals from various Town boards and commissions to construct an 88-unit independent-living/assisted-living complex. However, for various reasons, this facility was never built (although the access road (Gershon Way) was constructed along with some utility work and a sales office building. Current Permitting The Applicant has an agreement in place to purchase the subject property from Winning Farm LLC, subject to the issuance of permits and approvals to construct an age restricted residential community. At a Special Spring Town Meeting on June 6, 2016, after several months of presentations to various Town boards, agencies and residents, Winchester Town Meeting voted unanimously to include the subject property within the Attached Residential Cluster Development Overlay District (ARCDOD), in order to allow for the development of 29 cluster style residential dwelling units. Pursuant to a Development Agreement entered into by the Applicant with the Town of Winchester, the residential community would be subject to an age restriction (55 and over), and 2 of the dwelling units would be set aside as affordable, amongst other commitments and requirements. Permitting History
4 Thornberry Road Aerial of Project Site
5 Wetlands were delineated and then approved by the Conservation Commission on October 11, 2016 Work is proposed within the 100 foot wetland buffer and within the 25 foot wetland buffer in specific locations. A Notice of Intent was recently submitted to the Conservation Commission for approval. The Vernal Pool southwest of the site was certified by NHESP on July 21, Although the pool itself is not on the subject site, the 100 foot buffer does extend onto the western portion of the site. No work is proposed within this buffer though. Natural Resource Constraints
6 Community of 29 units within 7 duplex and 5 triplex buildings 20 foot wide new roadway extends from the existing Gershon Way and ends in teardrop-shaped cul-desac with two side drives. Two paths provide pedestrian circulation within the development and a third trail connects to existing walking paths on the Town-owned land and to the proposed Conservation Shelter. Winning Farm of Winchester Site Plan
7 Thornberry Road Gershon Way Building 3 Building 2 Building 1 Cross-Section of Winning Farm of Winchester
8 CLUSTER 1 DUPLEX Architecture of Winning Farm of Winchester
9 CLUSTER 2 3 UNIT CLUSTER Architecture of Winning Farm of Winchester
10 Architecture of Winning Farm of Winchester
11 Architecture of Winning Farm of Winchester
12 Architecture of Winning Farm of Winchester
13 Architecture of Winning Farm of Winchester
14 Perspective of Triplex Building Architecture of Winning Farm of Winchester
15 Perspective of Cul-De-Sac Architecture of Winning Farm of Winchester
16 Landscape Architecture
17 Typical Building Landscape Plan Landscape Architecture
18 Pedestrian access from unit to unit as well as public access to walking paths are primary features of the project. Blue lines show the primary concrete sidewalk system located at street level, but away from the road when practicable, to allow primary residential access between units. This sidewalk will be oriented toward the front doors of the units. Orange lines are less formal paths connecting rear outdoor living spaces of units and providing access along the Vernal Pool to the proposed Conservation Pavilion. Green lines are the existing trails in Townowned open space. Trail Network and Sidewalks
19 The project includes two different types of infiltrative systems. Systems located under roadways and driveways will be a chambered plastic infiltrator (StormTech) system that is surrounded by crushed stone. Systems located outside of vehicular travel areas and in rear yards will be stackable units that offer up to 94% void space (RainStore3 System). The result is that all roads and driveways will receive water quality treatment and the project will meet the rules and regulations of the Town of Winchester Stormwater Regulations as well as the MA Stormwater Standards. Stormwater Management
20 KEY Orange - Sanitary Sewer Blue Water Magenta Electric/ Telecommunications 8 CLDI Water Main under main travel way 4 Hydrants 1 ¼ Copper services to each individual unit 10 Gravity Sanitary Sewer to cul-de-sac Storage tank and pump chamber under cul-de-sac pumps to 3 force main Gravity discharge into Thornberry Road system 3.5 x2 Electric/ Telecomm. duct bank below ground Utilities
21 The existing +/- 24 foot wide Gershon Way narrows to a 20 foot width when entering the development. The roadway will be lined with Cape Cod berm as opposed to the granite curbing along Gershon Way. Vehicular traffic will be controlled by three stop signs shown on the plan. The project is designed so emergency vehicles can access all parts of the site. Visitor parking (18 spaces total) is provided throughout the site in permeable pocket lots off the roadway. 5 public parking spaces are provided for the recreational trail as you enter the site from Gershon Way. Traffic
22 END
23 UNIT 1 2,589 SF Architecture of Winning Farm of Winchester
24 UNIT 2 2,582 SF Architecture of Winning Farm of Winchester
25 UNIT 3 2,461 SF Architecture of Winning Farm of Winchester
26 UNIT 4 2,461 SF Architecture of Winning Farm of Winchester
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