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STATEMENT OF REASONS FOR ZONING CHANGE
PURSUANT TO NLUC §190-276

We, the undersigned, as applicants for a change in zoning of the property identified as
95-69, 99-34 and 101-1 & 3, having the street address of 75 Lake Street, and being known as the
Lake Street Garage, an automotive repair business, from its current local business district zoning
to local business/mixed use overlay zone classification, are requesting the change to allow future
redevelopment of the property from its existing automotive repair business and associated
parking lot together with the existing abandoned railroad line right-of-way, to a multi-family
building housing 20 residential units with associated parking being located off premises on the
land currently occupied by the repair garage and the railroad line. We believe that the proposed
use for multi-family housing will fit in with the surrounding uses of the area which are densely
populated multi-family buildings and local businesses.

Because the property is both uniquely shaped and uniquely located, it will require
significant relief from zoning regulations and by incorporating the mixed use overlay, most
typically associated with the downtown district which has similar uses as proposed, allowing the
Planning Board to decide on such things as the dimensional requirements, setbacks, facade
renderings and landscaping seems most appropriate.

We believe that the proposed use for 20 residential units in a single building located on
the current vacant parking lots with the parking to be located across Lake Street on the current
site of the automotive repair business and former B&M Railroad line makes perfect sense for an
appropriate use in the neighborhood, allows for additional housing units to be appropriately
located within the City of Nashua and provides a specific feature of removing a potential traffic
visibility hazard at the northwest corner of Pine Street and Lake Street to allow a better designed
intersection.

F:\2021\21-166\documents\statement of reasons for zoning change [10-14-21 ].docx

Application for Rezoning 190-277 (3)
List of All Proposed Uses

Multi-family housing
Associated off-site parking

FA2021\21-166\documents\Application for rezoning 277- 3.docx

FISCAL & SCHOOL
IMPACT ANALYSIS

200 Pine, LLC
Rezoning Initative
75 Lake Street
Nashua, NH

December 17, 2021

FOUGERE

PLANNING" GEVELOPMENT

FOUGEREPLANNING@COMCAST NET

FOUGERE PLANNING & DEVELOPMENT, Inc.

Mark J. Fougere, AICP

253 Jennison Road Milford, New Hampshire 03055
Ph : 603-315-1288 email: Fougereplanning@comcast.net

FISCAL & SCHOOL IMPACT ANALYSIS

75 Lake Street
Nashua, NH

December 17, 2021

Introduction

Fougere Planning and Development has been engaged by 200 Pine, LLC to
undertake this Fiscal Impact Analysis to outline the potential financial benefits to
the City of Nashua from the proposai to construct a 20 unit apartment building.
The project will consist of one, five story building containing 20 two bedroom unit
with five parking spaces on site, with an additional 20 spaces provided on
property directly across Lake Street. A rezoning initiative, pursuant to NLUC
190-276, has been submitted to the City to rezone this property from Local
Business (LB) to Local Business/Mixed Use Overlay.

The two sites that make up this proposal total approximately 24,460 square feet
and includes an existing auto repair facility and vacant property. This proposed
development project anticipates that all on site drives and trash pickup will be
privately maintained; public water and sewer will service the property with user
fees covering all costs. To gain a full understanding of the fiscal ramifications to

the community, this report will provide a fiscal analysis of the proposed project.

Local Trends

Census figures report that from 2000 to 2010 Nashua’s population declined from
86,605 to 86,494, reporting a small decrease in population over the 10 year
period. 2020 Census data reports Nashua’s population to be 91,322, a 5.5%

increase since 2010.

Approximately 45% of Nashua’s housing stock consists of single family homes,
with the most recent Census data reporting 17,608 single family homes out of a
total housing stock of 39,035 units; Figure One.

Figure One
Housing Breakdown

Multi-family ‘
38% i Singie Family

1-Unit
Attached
9%

Duplex
6%

Budgets

The City’s most recent budget totals $291,026,961. The Education Department,
along with Police and Fire, are some of the largest Departments in the City.
Given the nature of the proposal, these Departments will experience some
measurable impacts from the proposed project and as such, they will be closely
reviewed in this analysis. Figure Two outlined the percentage breakdown of the

budget.

Figure Two
Budget Percentages

General
Government

Other
Public
Safety

Education Tom = Public Works

Public Library

Community
Development

XX _ Debt Service

Contingency
Capital

Improvements Interfund Transfers

A. Fiscal Methodology Approach

Fiscal Impact Analysis can have many connotations, this analysis will follow the
classic definition of fiscal impact as follows “A projection of the direct, current public
costs and revenues associated with residential or nonresidential growth to the local

jurisdiction in which the growth is taking place.”

There are a number of methodologies that are used to estimate fiscal impacts of
proposed development projects. The Per Capita Multiplier Method is the most
often used analysis to determine municipal cost allocation. This methed is the
classic “average” costing method for projecting the impact of population growth
on local spending patterns and is used to establish the costs of existing services
for a new development. The basic premise of this method is that current
revenue/cost ratios per person and per unit is a potential indicator of future
revenue/cost impacts occasioned by growth. New capital expenditures required
for provision of services to a development are not added to current costs;

instead, the present debt service for previous improvements is included to

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represent ongoing capital projects. The advantage of this approach is its
simplicity of implementation and its wide acceptance by both consultants and
local officials. The downside of this approach is that the methodology calculates
the “average” cost as being the expected cost, which is often not the case and
costs can be understated or exaggerated; significantly in some instances. If one
student is added to a school system, limited cost impacts will occur; however,
based on an “average” cost to educate one student the cost would be noted as
$18,000/year which includes such costs as existing debt, building maintenance,
administrative and other factors, all of which will be minimally impacted by the
addition of one student. The “true cost” could be significantly less, especially in

those communities with declining enrollment.

The Marginal Cost Approach is a more realistic methodology that can be used to
estimate and measure developmental impacts based on actual costs that occur

in the community. At this time, a “level of service” exists in Nashua to serve the
community. This existing service level, for the most part, addresses the needs
of the community through existing tax collections. As new development occurs,
pressures are placed on some departments to address increased demands,
while other departments see negligible, if any impacts. In reviewing the
potentially impacted town departments specifically, a truer picture of anticipated
cost impacts can be determined. This Report will use both methodologies in this

analysis.

Given the nature of the proposed development project, as will be shown by the
analysis below, few impacts will be felt by City departments. Solid waste
generated by this project will be removed by a private hauler. Any construction
related or operating utility expenses will be offset through user fees. All on-site
improvements will be private and all maintenance expenses will be paid for by
this project owner. Minor impacts will certainly be felt by a few City Departments
including the School Department along with the Police and Fire Departments.
Other City agencies will see little or no measurable impacts from the proposed 20

unit apartment complex.

B. Local Revenues From Development

A) Property Taxes

Local property taxes provide the bulk of municipal revenues for New Hampshire
communities. The 2021 Tax Rate for Nashua is $23.22; Figure Three outlines
the breakdown of the tax rate. For purposes of this Report, a local tax rate of
$22.02 will be used which excludes the County Tax Rate.

Figure Three
Tax Rate

State School,
$2.12

City, $9.32

School,
$10.58

Table Three outlines the anticipated municipal tax revenue that will be generated
by the proposed project. Reviewing local market conditions and assessments’
for newer apartment units in the City, we have estimated a conservative per unit
assessment of $100,000 which results in a total estimated project value of
$2,000,000, generating $44, 040 in annual property tax payments as detailed in
Table Three.

Table Three
Anticipated Property Tax Revenue
Per Unit Value # Units Value Local Tax Revenue
$100,000 20 $2,000,000 @$22.02/$1,000 = $44,040

The existing assessment of the subject site totals $505,900 and generates
$11,139 in property tax payments.

'62 Lake Street Avg. = $120,750, Riverfront avg. $117,874, Tara Heights avg. $128,848, Marshall St. avg. $101,089.
§

April 18, 2022

Matthew Franz, P.E.

City of Nashua

Engineering Department

Viaemail: = FranzM@NashuaNH.gov

Dear Matthew,

Beck & Bellucci, Inc. (B&B) is please to provide this quote to supply and install a 120 foot long by 6-
foot-wide pedestrian bridge across the Nashua Canal behind ‘The Nashua High School. As we
discussed, the bridge we are offering was purchased new in 2020 and has been in use in the Town of
Peterborough since that time. We believe the bridge will be available for installation at your location
around mid-June of this year. The bridge is constructed of weathering steel and has a 3”x8” pressure
treated wood deck.

Per your request, we are also providing a price to remove the existing 82 foot long by |0-foot-wide
pedestrian bridge super structure. This work would be done immediately following the installation of
the new bridge to avoid additional mobilization costs associated with doing the work at a later date.
We understand Nashua employees will handle disposal of the old bridge once it is staged on land.

We have prepared and included a sketch showing the proposed location of the new bridge and our plan
for completing the work with minimum disturbance to the area.

To provide the work described above we propose the following Scope of Work:
Item | Bridge Installation
e Mobilize equipment suitable for the work, and;

e Supply and install one 120-foot-long by 6-foot-wide used pedestrian bridge.

Item 2 Existing Bridge Removal
e Perform minor demolition such as removing hand rails to lighten the bridge;

e Disconnect the superstructure from the existing abutments;

e Install bracing to prepare the bridge for lifting;

Install the necessary rigging, and;

e Remove the bridge and place il on the ground within reach of our crane.

Our Scope of Work does not include the following necessary work:
e Remove exiling power feeding the strect light at the path intersection;

e Preparation of a 30-foot wide by 30-foot-long level and stable crane pad as shown on our plan;
e Installation of abutments;

e Earthwork to tie (he new bridge into the existing trails, and;

e Any required permits,

P.O. BOX 429, 10 SALISBURY ROAD FRANKLIN, NH 03235
(603) 934-5236 FAX (603) 934-7044
An Equal Opportunity Employer

B) Miscellaneous Yearly Revenues

Another major revenue source for the community is from motor vehicle
registration fees, which generated in $10,975,000 in FY2021. Table Four
outlines the projected revenue stream for the proposed project.

Table Four
Motor Vehicle Permit Fees
$2942 x 20 vehicles? = $5,880

C) Total Project Revenues

The proposed development is expected to generate $49,920 in new property
taxes and vehicle registration fees as summarized in Table Five.

Table Five
Projected Gross Revenue
Est. Prop. Taxes $44,040
Est. Car Reg. $5,880

Total Estimated Revenue $49,920

? Clerks office, Average registration cost for higher end apt.
3 1 vehicle per unit.

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