Town Meeting to take swing at Sagamore housing plan

 

By DAN TOMASELLO

LYNNFIELD — Two warrant articles pertaining to a proposed Sagamore Spring Golf Club elderly housing project were submitted for Nov. 14’s Fall Town Meeting during the Select Board’s meeting on Monday.

The Sagamore Spring Real Estate Trust and luxury development company Toll Brothers have come to terms on a purchase-and-sale agreement that would allow the firm to construct 66 detached two-bedroom homes as part of an over-55 development on 36 acres on the course’s eastern side. The proposed development would also include a clubhouse containing an outdoor swimming pool, fitness center and a common area for residents to use.

Toll Brothers Massachusetts Senior Vice President Shawn Nuckolls said a citizens’ petition submitted by Sagamore Spring Real Estate Trustee Richard Luff will ask Fall Town Meeting to rezone the 36 acres from Residence D to Elderly Housing. He said the second warrant article, which the Select Board agreed to sponsor, seeks to update the town’s Zoning Bylaw to allow detached units in an Elderly Housing District.

“The bylaw currently requires elderly housing units to be attached,” said Nuckolls. “We are also adding some clarifying language that would allow a clubhouse and a pool.”

Luff recalled that his family has owned and operated the upper Main Street golf course since 1929. He said the 66 units would be built on the driving range and undeveloped land that is adjacent to the first and second fairways.

“In 2018, the trust sought to develop 154 detached units,” said Luff. “As with the present proposal, the 2018 project required zoning changes that necessitated a two-thirds vote at Town Meeting. In 2018, the residents said not so fast and cited concerns about water, traffic and the sheer size of the development. This proposal addresses many of the concerns raised in 2018.”

Luff said the 66 detached homes would be located on approximately 36 out of the 168 acres owned by the trust.

“Traffic concerns have been greatly diminished, as the unit count has been reduced by 88,” said Luff.

Luff said the Sagamore Spring Real Estate Trust contains 18 family shareholders.

“Many of them don’t have ties to the golf course,” said Luff. “Monetizing in order to unlock some of the shareholder value in the land is inevitable. The trust has looked at numerous options to create more liquidity for our family. The consensus has been to strike a balance between development and continuing to operate a healthy, vibrant and profitable operation where we can carry out our responsibilities for our customers, employees, shareholders and our community.”

Luff said the over-55 project will benefit the town as well as the trust.

“Surely, the success of this project is meaningful to our family, but we believe the proverbial win-win can’t be one-sided,” said Luff. “The last few weeks have pushed the patience of numerous town officials, my family, the developer Toll Brothers and the Lynnfield Center Water District. The groups I mentioned have come together to support a plan that achieves many positives that would not be possible by a traditional by-right development.”

Luff said the over-55 development would “offer another housing alternative in Lynnfield.”

“It would generate significant net tax income for the town annually,” said Luff. “The golf course will remain as an 18-hole golf course for decades to come. Additional acreage on the west side of Main Street will be donated to the town to further protect water resources. It will enhance passive recreation by integrating trail systems, and will help the town achieve larger land preservation goals.”

Nuckolls said Toll Brothers has constructed luxury homes in 24 states, including Massachusetts. He said the company has built elderly housing developments in Boxborough, Hudson, Methuen, Millis and Scituate, and two developments are being constructed in Boxford and Tyngsborough.

“Our bread-and-butter right now is senior housing,” said Nuckolls.

Nuckolls said the units will be between 1,800-square feet and 2,900-square feet. He said the development will have a septic system that can accommodate the 66 units.

“We have an agreement to provide water through the Lynnfield Center Water District,” said Nuckolls.

If Fall Town Meeting approves the two zoning changes, Nuckolls said town boards would vet the project during the permitting process.

Town Administrator Rob Dolan noted that a development agreement between the trust and the town is in the process of being finalized.

Select Board Chairman Phil Crawford said he understands Luff is trying to balance family needs with the town’s needs.

“I know that you and some family members love the golf course and want to keep it,” said Crawford. “It’s a great amenity for the town of Lynnfield, and I would love to see it continue to operate for the next several decades. I also understand there is a monetary piece for some family members. This is a great compromise for the town. It’s a win-win. It benefits the town so we will not get inundated if the golf course gets developed into a large subdivision.”

Crawford said he prefers the 66 over-55 detached homes development project to the 154-unit project that the 2018 Spring Town Meeting rejected.

“It’s a much needed type of development,” said Crawford. “We don’t have much over-55 housing in town, and there is certainly a demand for it. I think it would be a tremendous development.”

In response to a question from Crawford, Nuckolls said 82 single-family homes could be built on the golf course if Fall Town Meeting rejects the project.

Select Board member Joe Connell asked how much will each elderly housing unit will cost.

Nuckolls said the units will be market rate.

“For Lynnfield, that would be north of $1 million,” said Nuckolls.

Select Board member Dick Dalton expressed his support for the project.

“It’s something I will strongly support at this point,” said Dalton. “Thank you and your team for being patient.”

Luff echoed Dalton’s sentiment.

“It’s a two-way street,” said Luff. “We appreciate the town’s patience as well.”

The Planning Board will be holding a public hearing about the project on Wednesday, Oct. 19, beginning at 7 p.m. in the Al Merritt Media and Cultural Center.

Luff has also submitted a warrant article for the LCWD’s Special District Meeting scheduled for Thursday, Oct. 20, beginning at 6 p.m. in the Al Merritt Media and Cultural Center. The warrant article will request ratepayers to approve admitting four parcels located at 1287 Main St., 1217 Main St., 1219 Main St. and 1245 Main St. into the LCWD.

LCWD Superintendent John Scenna informed the Villager that the Board of Water Commissioners will be holding an informational meeting about that component of the project on Thursday, Oct. 13, beginning at 7 p.m. in the Al Merritt Center.