Nichewaug Inn & Academy Property
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1 Nichewaug Inn & Academy Property Petersham, MA Public Information Meeting #3 Concord Square Planning & Development, Inc. Albert, Righter & Tittmann Architects, Inc. Bonz & Company Douglas MacLeay September 7, 2016
2 Agenda 1. Village Center Environment 2. Market Study / Water & Septic 3. Development Options ( total of 6 ) 4. Cost / Benefit Analysis for the Town 5. Summary of Options / Benefits 6. Recommendations for Town Meeting Petersham Nichewaug Inn & Academy property 2
3 A Quintessential New England Village Petersham Nichewaug Inn & Academy property 3
4 Beautiful Homes Petersham Nichewaug Inn & Academy property 4
5 Outstanding Architecture Quality Petersham Nichewaug Inn & Academy property 5
6 No Discordant Notes Petersham Nichewaug Inn & Academy property 6
7 Emphasis : Historic Preservation Federal and State Historic District Consistent Quality Very few Buildings after 1940 Petersham Nichewaug Inn & Academy property 7
8 Our Main Goals Gather public input and help build consensus Find a feasible solution to: Eliminate a fire hazard degrading nearby property values Alleviate the Town s financial burden Create long term stable revenues for the Town Possibly - Preserve the historic Nichewaug Inn Petersham Nichewaug Inn & Academy property 8
9 Four Primary Options Option 1 Partial Demolition 29 new units Reduce building footprint by 29.7% Option 2 Partial Demolition 15 new units Reduce building footprint by 61.3% Option 3 Partial Demolition 9 new units + 3 new houses Reduce building footprint by 57.1% Option 4 Total Demolition 4 new houses Reduce building footprint by 81.5% Petersham Nichewaug Inn & Academy property 9
10 Two additional options analyzed Option 5 - Complete Demolition with new construction of 15 Townhouses Option 6 Retain Inn and redevelop as rental using Tax Credits and Mass Development Workforce Housing Loans; Petersham Nichewaug Inn & Academy property 10
11 Potential Option 1: Partial Demo, 29 units Petersham Nichewaug Inn & Academy property 11
12 Potential Option 1: Inn Renovation 1 st Floor Partial Inn Building- 15 units, 22 bedrooms 1st Floor 2nd, 3rd Floors Petersham Nichewaug Inn & Academy property 12
13 Potential Option 1: Partial Demo Academy Building- 14 units, 20 bedrooms 1st Floor 2nd Floor Petersham Nichewaug Inn & Academy property 13
14 Potential Option 2: Partial Demo, 15 units Petersham Nichewaug Inn & Academy property 14
15 Potential Option 3: Partial Demo, 9 units + 3 houses Petersham Nichewaug Inn & Academy property 15
16 Potential Option 3: Partial Demo, 9 units + 3 houses Partial Inn Building- 9 units, 12 bedrooms 1st Floor 2nd, 3rd Floors Petersham Nichewaug Inn & Academy property 16
17 Potential Option 4: Total Demo, 4 houses Petersham Nichewaug Inn & Academy property 17
18 Market Study Prepared by Bonz & Company Examined single family and condominium sales since 2000 in: Petersham Hardwick Hubbardston New Salem Phillipston Focused on 49 sales in last 12 months for relatively new or substantially renovated units Petersham Nichewaug Inn & Academy property 18
19 Market Study - Findings Summary of 12 Month Comparable Sales Sales Price Square Feet Price / s.f. Minimum $229,000 1,196 $ Maximum $500,000 3,694 $ Median $274,950 2,126 $ Average $303,446 2,164 $ N = 49 Petersham Nichewaug Inn & Academy property 19
20 Market Study - Conclusions Exhibit 4 - Estimated Sales Price of Proposed Units Unit Type Size Price / SF Range Potential Sales Price 1 BR Condo 700 $165 $175 $115,500 $122,500 1 BR Condo 900 $165 $175 $148,500 $157,500 2 BR Condo 1,000 $165 $175 $165,000 $175,000 2 BR Condo 1,400 $165 $175 $231,000 $245,000 2 BR SFH 1,600 $165 $175 $264,000 $280,000 3 BR SFH 2,000 $165 $175 $330,000 $350,000 Petersham Nichewaug Inn & Academy property 20
21 Market Study New Single Family Hubbardston Pinecrest Subdivision On the market: Four to-be built at 1,300 to 1,560 s.f. each $210,000 to $ 260,000 $145 to $182 per s.f. New Salem On the Market One 3 bedroom single family: 1,200 s.f. at $200,000 or $167 per s.f. Petersham Nichewaug Inn & Academy property 21
22 Market Study Other Sources of Demand Eagle Hill School 10 miles away 220 students mostly boarding 80 faculty plus 40 staff Parents relocating to be nearby Insight Meditation Center International Reputation and Clientele Quabbin Retreat Treatment Center of Heywood Hospital 80 Staff members many professional Petersham Nichewaug Inn & Academy property 22
23 Assessments of Other Proposed Uses Housing Rental housing Seasonal and vacation housing Other types of ownership Commercial/Office Town administrative office Private commercial uses (Small Inn, restaurant, business support, etc.) Other types of ownership Town senior center, open space, cemetery, etc. Petersham Nichewaug Inn & Academy property 23
24 Water Extensive Discussions with Mass DEP 12 bedrooms or less private water supply, local control Over 12 bedrooms requires a Public Water Supply With a Zone 1 Protection Area Two wells (private) on site appear feasible (24 BRs) Max. bedrooms to be served on site with PWS - ± 26 Off-site Water Supply may be feasible Necessary for Options 1 & 5 Require agreements with abutters Petersham Nichewaug Inn & Academy property 24
25 Septic 10,000 s.f. leaching area appears sufficient for all development options Ideal location appears to be at the southwest corner of the site, but could vary depending on site plan. Use common septic for any Development Options Include Library needs in design capacity Explore innovative systems (such as Ad-Vantax) Petersham Nichewaug Inn & Academy property 25
26 Development Feasibility Financing Requires that developments must be profitable Sources of Funds must exceed the Uses of funds; For-Sale projects require 18% to 20% margins Historic Sale prices in Petersham are low compared to probable costs. Petersham Nichewaug Inn & Academy property 26
27 Construction Cost Estimates Total Total Total Gross Cost per Saleable Cost per Option Units BRs Const. $ s.f. Gross s.f. s.f. Salable s.f Incl. Conting. 1 Academy Building ,542,265 20,060 $ ,470 $ Nichewaug Inn ,671,668 23,488 $ ,380 $ Nichewaug Inn ,332,300 14,680 $ ,290 $ Single Family ,298 1,900 $ ,500 $ Single Family ,298 1,900 $ ,500 $ Townhouses ,811 1,400 $ ,200 $ Nichewaug as Rental ,361,670 23,488 $ ,380 $ Petersham Nichewaug Inn & Academy property 27
28 Feasibility Option 1 Unit Size and Number Inn Academy 1 BR Size BR Size 1,230 1,129 # 1 BR Units 8 7 # 2 BR Units 7 7 Total Units Requires off-site water supply Petersham Nichewaug Inn & Academy property 28
29 Feasibility Option 1 Nichewaug Inn + Academy Building Sources of Funds Analysis A Analysis B Bonz + Bonz + Nichewaug Sales 10.0% 2,960,650 5,652, % Academy Sales 10.0% 2,592,975 3,960, % Cost of 6.0% (333,218) (576,740) Total Sources 5,220,408 9,035,590 Uses of Funds Acquisition $1.00 $1.00 Water & Septic 138, ,000 Soft Costs 1,129,806 1,129,806 Academy Const. $113 2,311,150 2,311,150 Nichewaug Const. $142 3,337,880 3,337,880 Const. Conting. 10.0% 564, ,903 Misc. 50,000 50,000 7,531,740 7,531,740 Total Sources 5,220,408 9,035,590 Total Uses (7,531,740) (7,531,740) Developer Profit (2,311,333) 1,503,850 Profit as % of Costs -30.7% 20.0% Petersham Nichewaug Inn & Academy property 29
30 Feasibility Option 1 Unit Pricing Academy Sale Prices Inn Building Bonz plus 10.0% 10.0% One BR Units $162,903 $153,175 Two BR Units $236,775 $217,250 Price per s.f. $193 $193 Bonz plus 110.0% 68.0% One BR Units 310, ,940 Two BR Units 452, ,800 Price per s.f. $368 $294 Petersham Nichewaug Inn & Academy property 30
31 Option 1 Cost Benefit Assumptions Total Sales value 9,612,330 Assessed Value percent 90.0% Assessed Value 8,651,097 Tax Rate $16.42 Annual Property taxes 142,051 Annual Inflation 3.1% Total Cost 715,211 Cont. & Mgmt 10.0% 71,521 Issuance Cost 8.0% 57,217 Amount of Debt 843,949 Debt % 56,727 Petersham Nichewaug Inn & Academy property 31
32 Option 1 Cost - Benefit Annual Annual Net Rev. Cumulative Years Debt Service Revenues per year Revenues 1 56, ,051 85,324 85, , ,455 89, , , ,995 94, , , ,676 98, , , , , , , , , , , , , , , , , , , , , , , , ,244 1,068, , , ,040 1,204, , , ,015 1,346, , , ,176 1,494, , , ,528 1,649, , , ,077 1,810, , , ,829 1,978, , , ,790 2,153, , , ,967 2,335, , , ,367 2,524, , , ,996 2,721,496 1,134,532 3,856,028 2,721,496 Petersham Nichewaug Inn & Academy property 32
33 Feasibility Option 2 Nichewaug Inn 15 Units Sale Prices # Units Bonz plus 10.0% One BR Units $162,903 8 Two BR Units $236,775 7 Price per s.f. $ Size of Units Bonz plus 110.0% One BR Units 310, Two BR Units 452,025 1,230 Price per s.f. $368 Petersham Nichewaug Inn & Academy property 33
34 Feasibility Option 2 Source & Uses of Funds Sources of Funds Analysis A Analysis B Bonz % 110.0% Nichewaug Sales 2,960,650 5,652,150 Cost of 6.0% (177,639) (339,129) Total Sources 2,783,011 5,313,021 Uses of Funds Acquisition 1 1 Water & Septic 69,000 69,000 Soft Costs 667, ,576 Nichewaug Const. $142 3,337,880 3,337,880 Const. Conting. 10.0% 333, ,788 Misc. 25,000 25,000 4,433,245 4,433,245 Total Sources 2,783,011 5,313,021 Total Uses (4,433,245) (4,433,245) Developer Profit (1,650,234) 879,776 Profit as % of Costs -37.2% 19.8% Petersham Nichewaug Inn & Academy property 34
35 Option 2 Cost - Benefit Assumptions Total Sales value 5,652,150 Assessed Value percent 90.0% Assessed Value 5,086,935 Tax Rate $16.42 Annual Property taxes 83,527 Annual Inflation 3.1% Cost of Env. & Demo 885,201 Cont. & Mgmt 10.0% 88,520 Issuance Cost 8.0% 70,816 Amount of Debt 1,044,537 Debt % 70,209 Petersham Nichewaug Inn & Academy property 35
36 Option 2 Cost - Benefit Annual Annual Net Rev. Cumulative Years Debt Service Revenues per year Revenues 1 70,209 83,527 13,318 13, ,209 86,117 15,908 29, ,209 88,786 18,577 47, ,209 91,539 21,330 69, ,209 94,377 24,167 93, ,209 97,302 27, , , ,319 30, , , ,428 33, , , ,635 36, , , ,940 39, , , ,349 43, , , ,862 46, , , ,485 50, , , ,220 54, , , ,071 57, , , ,041 61, , , ,134 65, , , ,355 70, , , ,706 74, , , ,191 78, ,199 1,404,186 2,267, ,199 Petersham Nichewaug Inn & Academy property 36
37 Feasibility Option 3 Nichewaug 9 units Sale Prices # Units # BRs Bonz plus 10.0% One BR Units $171, Two BR Units $254, Price per s.f. $ Size of Units Bonz plus 120.0% One BR Units 342, Two BR Units 508,200 1,320 Price per s.f. $385 Private water supply - 12 Bedrooms Petersham Nichewaug Inn & Academy property 37
38 Feasibility Option 3 Nichewaug 9 Units Sources of Funds Analysis A Analysis B Bonz % 120.0% Nichewaug Sales 1,788,325 3,576,650 Cost of 6.0% (107,300) (214,599) Total Sources 1,681,026 3,362,051 Uses of Funds Acquisition 1 1 Water & Septic 41,500 41,500 Soft Costs 424, ,055 Nichewaug Const. $144 2,120,273 2,120,273 Const. Conting. 10.0% 212, ,027 Misc. 25,000 25,000 2,822,855 2,822,855 Total Sources 1,681,026 3,362,051 Total Uses (2,822,855) (2,822,855) Developer Profit (1,141,830) 539,196 Profit as % of Costs -40.4% 19.1% Petersham Nichewaug Inn & Academy property 38
39 Feasibility Option 4 Single Family Homes Sources of Funds Analysis A Analysis B Bonz % 17.0% Sale Proceeds 365, ,025 Less Cost of (21,945) (23,342) Total Sources 343, ,684 Uses of Funds Acquisition from the Town 1 1 Water & Septic 14,125 14,125 Soft Costs 29,795 29,795 Const. Cost 238, ,298 Misc. 25,000 25,000 Total Uses 307, ,219 Total Sources 343, ,684 Total Uses (307,219) (307,219) Developer Profit 36,586 58,464 Profit as % of Costs 11.9% 19.0% Petersham Nichewaug Inn & Academy property 39
40 Feasibility Option 4 Single Family Homes Constr. Size Cost $ / s.f. Home 1, ,498 $ Garage ,800 $49.50 Total 1, ,298 $ Sales Price 365,750 $ Petersham Nichewaug Inn & Academy property 40
41 Cost Benefit Option 3 Nichewaug 9 Units + 3 S.F. homes Sales value - Inn 3,576,650 Sales value - homes 1,167,075 Total Sales 4,743,725 Assessed Value percent 90.0% Assessed Value 4,269,353 Tax Rate $16.42 Annual Property taxes 70,103 Annual Inflation 3.1% Total Cost 958,110 Cont. & Mgmt 10.0% 95,811 Issuance Cost 8.0% 76,649 Amount of Debt 1,130,570 Debt % 75,992 Petersham Nichewaug Inn & Academy property 41
42 Nichewaug 9 Units + 3 S.F. Homes Annual Annual Net Rev. Cumulative Years Debt Service Revenues per year Revenues 1 75,992 70,103 (5,889) (5,889) 2 75,992 72,276 (3,716) (9,605) 3 75,992 74,517 (1,476) (11,081) 4 75,992 76, (10,247) 5 75,992 79,208 3,216 (7,030) 6 75,992 81,664 5,672 (1,359) 7 75,992 84,195 8,203 6, ,992 86,805 10,813 17, ,992 89,496 13,504 31, ,992 92,271 16,278 47, ,992 95,131 19,139 66, ,992 98,080 22,088 88, , ,120 25, , , ,255 28, , , ,487 31, , , ,819 34, , , ,255 38, , , ,797 41, , , ,448 45, , , ,213 49, ,125 1,519,841 1,902, ,125 Petersham Nichewaug Inn & Academy property 42
43 4 Single Family Homes Cost Benefit Assumptions Sales value - homes 389,025 per home Total Sales 1,556,100 Assessed Value percent 90.0% Assessed Value 1,400,490 Tax Rate $16.42 Annual Property taxes 22,996 Annual Inflation 3.1% Total Cost 971,629 Cont. & Mgmt 10.0% 97,163 Issuance Cost 8.0% 77,730 Amount of Debt 1,146,522 Debt % 77,064 Petersham Nichewaug Inn & Academy property 43
44 4 Single Family Homes Annual Annual Net Rev. Cumulative Years Debt Service Revenues per year Revenues 1 77,064 22,996 (54,068) (54,068) 2 77,064 23,709 (53,355) (107,424) 3 77,064 24,444 (52,620) (160,044) 4 77,064 25,202 (51,863) (211,907) 5 77,064 25,983 (51,081) (262,988) 6 77,064 26,788 (50,276) (313,264) 7 77,064 27,619 (49,445) (362,709) 8 77,064 28,475 (48,589) (411,299) 9 77,064 29,358 (47,707) (459,005) 10 77,064 30,268 (46,796) (505,802) 11 77,064 31,206 (45,858) (551,660) 12 77,064 32,174 (44,891) (596,551) 13 77,064 33,171 (43,893) (640,444) 14 77,064 34,199 (42,865) (683,309) 15 77,064 35,259 (41,805) (725,114) 16 77,064 36,352 (40,712) (765,826) 17 77,064 37,479 (39,585) (805,411) 18 77,064 38,641 (38,423) (843,834) 19 77,064 39,839 (37,225) (881,059) 20 77,064 41,074 (35,990) (917,050) 1,541, ,236 (917,050) Petersham Nichewaug Inn & Academy property 44
45 Feasibility Option 5 Townhouses Sources of Funds Analysis A Analysis B Bonz % 18.0% Sale Proceeds 269, ,100 Less Cost of (16,170) (17,346) Total Sources 253, ,754 Uses of Funds Acquisition from the Town 1 1 Water & Septic 9,867 9,867 Soft Costs 22,897 22,897 Const. Cost 177, ,811 Misc. 19,000 19,000 Total Uses 229, ,576 Total Sources 253, ,754 Total Uses (229,576) (229,576) Developer Profit 23,754 42,178 Profit as % of Costs 10.3% 18.4% Petersham Nichewaug Inn & Academy property 45
46 Feasibility Option 5 Townhouses Constr. Size Cost $ / s.f. Home 1, ,911 $ Garage 200 9,900 $49.50 Total 1, ,811 $ Sales Price 269,500 $ Petersham Nichewaug Inn & Academy property 46
47 15 Townhouses Cost Benefit Assumptions Sales value - homes 289,100 per townhouse Total Sales 4,336,500 Assessed Value percent 90.0% Assessed Value 3,902,850 Tax Rate $16.42 Annual Property taxes 64,085 Annual Inflation 3.1% Total Cost 971,629 Cont. & Mgmt 10.0% 97,163 Issuance Cost 8.0% 77,730 Amount of Debt 1,146,522 Debt % 77,064 Petersham Nichewaug Inn & Academy property 47
48 Option 5 - Townhouses Annual Annual Net Rev. Cumulative Years Debt Service Revenues per year Revenues 1 77,064 64,085 (12,980) (12,980) 2 77,064 66,071 (10,993) (23,972) 3 77,064 68,120 (8,945) (32,917) 4 77,064 70,231 (6,833) (39,750) 5 77,064 72,409 (4,656) (44,406) 6 77,064 74,653 (2,411) (46,817) 7 77,064 76,967 (97) (46,914) 8 77,064 79,353 2,289 (44,625) 9 77,064 81,813 4,749 (39,876) 10 77,064 84,350 7,285 (32,590) 11 77,064 86,964 9,900 (22,690) 12 77,064 89,660 12,596 (10,094) 13 77,064 92,440 15,375 5, ,064 95,305 18,241 23, ,064 98,260 21,196 44, , ,306 24,242 68, , ,446 27,382 96, , ,684 30, , , ,022 33, , , ,464 37, ,320 1,541,286 1,739, ,320 Petersham Nichewaug Inn & Academy property 48
49 Nichewaug Inn Option 6 (Option 2 as Rentals 9 Units) Rent Summary Avg s.f. No. Leasable Rent Rent Type Units per unit per unit per s.f. Inn 1 BR $1,185 $1.40 Inn 2 BR 7 1,230 $1,661 $1.35 Petersham Nichewaug Inn & Academy property 49
50 Feasibility Option 6 Rental Operations Sources of Funds Conventional Debt 1,451,000 Federal Historic Credit 809,000 State Historic Credit 724,000 Mass Housing Program 1,100,000 Developer Equity 250,000 Deferred Developer Fee 407,000 Total 4,741,000 Petersham Nichewaug Inn & Academy property 50
51 Feasibility Option 6 Rental Operations Uses of Funds Rehab Costs Acquisition 1 0 Soft Costs 706, ,000 Construction Costs 3,112,657 2,888,657 Const. Contingency 249, ,093 Development Fee 657, ,719 Miscellaneous 16,329 0 Total 4,741,000 4,258,469 Petersham Nichewaug Inn & Academy property 51
52 Feasibility Option 6 Rental Operations FEASIBILITY ISSUES WITH THIS OPTION / APPROACH 1. The Mass Housing Program is new, and the funding may not be available / feasible; 2. The Federal & State Historic Tax Credits are likely to require retaining much of the internal layout and organization of the Nichewaug Inn, compromising marketability; 3. It can take two to four years to obtain the full allocation of State Historic Tax Credits. Petersham Nichewaug Inn & Academy property 52
53 Nichewaug Option 6 Cost Benefit Assumptions Annual Property taxes 21,102 Annual Inflation 3.1% Total Cost 715,211 Cont. & Mgmt 10.0% 71,521 Issuance Cost 8.0% 57,217 Amount of Debt 843,949 Debt % 56,727 Petersham Nichewaug Inn & Academy property 53
54 Inn Rental: Option 6 Cost Benefit Annual Annual Net Rev. Cumulative Years Debt Service Revenues per year Revenues 1 56,727 21,102 (35,625) (35,625) 2 56,727 21,756 (34,971) (70,596) 3 56,727 22,430 (34,297) (104,893) 4 56,727 23,125 (33,601) (138,494) 5 56,727 23,842 (32,884) (171,378) 6 56,727 24,581 (32,145) (203,523) 7 56,727 25,343 (31,383) (234,906) 8 56,727 26,129 (30,598) (265,504) 9 56,727 26,939 (29,788) (295,292) 10 56,727 27,774 (28,952) (324,244) 11 56,727 28,635 (28,091) (352,335) 12 56,727 29,523 (27,204) (379,539) 13 56,727 30,438 (26,289) (405,828) 14 56,727 31,382 (25,345) (431,173) 15 56,727 32,354 (24,372) (455,545) 16 56,727 33,357 (23,369) (478,914) 17 56,727 34,392 (22,335) (501,249) 18 56,727 35,458 (21,269) (522,518) 19 56,727 36,557 (20,170) (542,687) 20 56,727 37,690 (19,036) (561,724) 1,134, ,808 (561,724) Petersham Nichewaug Inn & Academy property 54
55 Construction Cost Estimates Total Total Total Gross Cost per Saleable Cost per Option Units BRs Const. $ s.f. Gross s.f. s.f. Salable s.f Incl. Conting. 1 Academy Building ,542,265 20,060 $ ,470 $ Nichewaug Inn ,671,668 23,488 $ ,380 $ Nichewaug Inn ,332,300 14,680 $ ,290 $ Single Family ,298 1,900 $ ,500 $ Single Family ,298 1,900 $ ,500 $ Townhouses ,811 1,400 $ ,200 $ Nichewaug as Rental ,361,670 23,488 $ ,380 $ Petersham Nichewaug Inn & Academy property 55
56 Summary Total Total Profit Percent % Added to Well Net Option Units BRs Loss Profit Bonz for PWS Benefit Bonz + 10% feasibility to Town 1 Nichewaug + Academy (2,311,333) -30.7% 110.0% PWS 2,721, % Off Site 2 Nichewaug Inn (1,650,234) -37.2% 110.0% PWS 863,199 On Site 3 Nichewaug Inn 9 12 (2,822,855) -40.4% 120.0% Existing 383,125 3 Single Family , % 17.0% Private 4 4 Single Family , % 17.0% Existing (917,050) 5 15 Townhouses , % 18.0% PWS 198,320 Off Site 6 Nichewaug as Rental N/A PWS On Site (561,724) Petersham Nichewaug Inn & Academy property 56
57 Recommendations Hold a Town Meeting to fund environmental cleanup and demolition of the connector building; Commit to subsequent demolition: A) to support an approved development proposal; or B) to demolish all remaining buildings on the site C) Make site available to developers for $1.00 Authorize a Request for Development Proposals For sections of the remaining buildings For new construction Appoint a Nichewaug Property Committee To issue the RFP To evaluate proposals and make recommendations to the Selectboard for consideration by Annual Town Meeting in June, 2017 Petersham Nichewaug Inn & Academy property 57
58 Q & A Petersham Nichewaug Inn & Academy property 58
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