Presentation

Sterling Rt. 12 Corridor Economic Development Analysis

Sterling Rt 12 Corridor Economic Development Analysis

A Presentation for the Town of Sterling, Massachusetts by

the Montachusett Regional Planning Commission (MRPC)

1427R Water StreetFitchburg, MA 01420www.mrpc.org



- Funded under DLTA District Local Technical Assistance Program

MRPC’s DLTA Program provides technical assistance at no cost to member communitiesfunded through the Massachusetts Department of Housing and Community

Development (DHCD)



The methodology for the Sterling Rt. 12 Corridor Economic Development analysis consisted in:

• Gathering information on local businesses along the corridor through a virtual windshield analysis

• Compiling data from Town’s Assessor’s database

• Cross-referencing that with the current zoning and land -use patterns

Methodology



Heavy Equipment Repair

Location 7 BEVERLY DRIVE

Map 24 Lot 10

Owner's Name LEACH SR ROBERT B & MARJORIE A

Land Area 1.42 “ Value 99,500 Bldg “ 204,000Total “ 303,500

Land Use IndustrialZoning: Light Industrial



Enhanced Street Performance


Map 24 Lot 8

Owner's Name CAJ REALTY LLC


Land Use IndustrialZoning Light Industrial



Insync Communication Center


Map 24 Lot 12

Owner's Name DENAULT, JUDY A. & ROBERT A.





New England Truck Design

Location 275 LEOMINSTER ROAD

Map 29 Lot 12

Owner's Name LEOMINSTER ROAD REALTY, LLC





Black Sheep Tavern


Map 29 Lot 14

Owner's Name DECAROLIS, JR JOSEPH J TRUSTEE

Land Area 1 “ Value 114,000 Bldg “ 132,100Total “ 246,100

Land Use CommercialZoning Light Industrial



Anderson Power Products Inc

Location 13 – 17 PRATTS JUCTION ROAD

Map 29 Lot 16

Owner's Name ANDERSON POWER PRODUCTS

Land Area 7.16 “ Value 228,800 Bldg “ 1,176,900Total “ 1,405,700




Pratts Antiquities


Map 29 Lot 29

Owner's Name YAYLAIAN GLEN A

Land Area 1.43 “ Value 93,900Bldg “ 171,900Total “ 265,800

Land Use ResidentialZoning Commercial



Deluxe Auto-Body

Location 30 PRATTS JUCTION ROAD

Map 29 Lot 21

Owner's Name DOHERTY DOROTHEA G LE

Land Area 0.54 “ Value 87.600Bldg “ 82,500Total “ 170,100

Land Use Desc. Unav.Zoning Light Industrial



Rafferty Aluminum & Steel Co

Location 1 SPRATT TECHNOLOGY WAY

Map 46Lot 43

Owner's Name CLL LLC

Land Area 3 “ Value 152,700 Bldg “ 932,900Total “ 1,085,600




Mounsey Mulch


Map 46 Lot 41

Owner's Name MGM REALTY TRUST





Fiberoptic Components


Map 46 Lot 40

Owner's Name PALO ROBERT J TRUSTEE





AUCLAIR MECHANICAL SOLUTIONS

Location 50 PRATTS JUNCTION ROAD

Map 46 Lot 39

Owner's Name DIVERSIFIED INVESTMENTS, LLC





Live Automation


Map 46 Lot 37

Owner's Name LUSSIER FRANKLIN C TRUSTEE





Don-Jo Manufacturing


Map 46 Lot 36

Owner's Name PRATTS JUNCTION, LLC





Driveway Maintenance - VACANT

Location 1 CARRIAGE WAY

Map 48 Lot 5

Owner's Name BATCHELDER KEITH H





Wachusett Precast Inc

Location 2 CARRIAGE WAY

Map 48 Lot 2

Owner's Name MOCCALDI, BARBARA





Hunter Plastics


Map 51 Lot 17

Owner's Name T-BROOKE REALTY, INC





Lee Plastics


Map 51 Lot 16

Owner's Name 102 PRATTS LLC

Land Area 3 “ Value 165,600 Bldg “ 934,500Total “ 1,100,100




Sterling Academy of Gymnastics

Location 15 INDUSTRIAL DRIVE

Map 51 Lot 10

Owner's Name JOHNA INC


Land Use FarmingZoning Light Industrial



E S Components


Map 29 Lot 21.1

Owner's Name DOHERTY DENNIS A


Land Use ResidentialZoning Light Industrial



Weetabix Co

Location 12 INDUSTRIAL DRIVE

Map 51 Lot 9

Owner's Name THE WEETABIX COMPANY INC

Land Area 4.41 “ Value 183,300 Bldg “ 997,000Total “ 1,180,300




Horace Mann Educational Associates

Location 3 Bartlet's Pond Way

Not on assessor’s database

Land Use EducationalZoning Light Industrial



Beaupre Francis


Map 67 Lot 7

Owner's Name LINDON LLC


Land Use ResidentialZoning Light Industrial



The 228


Map 29 Lot 2

Owner's Name FISHCO LLC

Land Area 11.23 “ Value 239,400Bldg “ 10,300Total “ 249,700

Land Use Mixed UseZoning Rural Res. and Farming



Groundwater Supply Co Inc


Map 46 Lot 44

Owner's Name ERICKSON GARY M & DIANNE E


Land Use IndustrialZoning Rural Res. and Farming



Nashaway Medical Building


Map 46 Lot 46

Owner's Name SOUTHWORTH WILLIAM R TRUSTEE


Land Use CommercialZoning Rural Res. and Farming



Barbers Crossing North


Map 46 Lot 47

Owner's Name BARBERS CROSSING NORTH INC


Land Use CommercialZoning Commercial



134 LEOMINSTER Vacant Lot


Map 66 Lot 3

Owner's Name BLACK DAVID A

Land Area 0.95 “ Value 136,800Bldg “ -- --Total “ 136,800




Mulligan's Miniature Golf


Map 66 Lot 5

Owner's Name WILBERCAT LLC


Land Use RecreationZoning Commercial



Hendrickson Advertising


Map 66 Lot 6

Owner's Name HENDRICKSON COMMERCIAL PROPERT


Land Use IndustrialZoning Commercial



Chocksett Inn

Location 59 LAURELWOOD ROAD

Map 67 Lot 27

Owner's Name TPNG, INC.





Sterling Auto Body

Location 9 CHOCKSETT ROAD

Map 66 Lot 25

Owner's Name PLANTE CURTIS & JUDITH TRUSTEE





11 Chocksett Road


Map 66 Lot 24

Owner's Name CHOCKSETT ROAD STERLING, LLC

Land Area 3.34 “ Value 139.900 Bldg “ 370,600Total “ 510,500




UTZ Quality Food Inc.


Map 66 Lot 23

Owner's Name EYDENBERG ROBERT C TRUSTEE





SMC LTD.


Map 66 Lot 11

Owner's Name MARTIN LAWRENCE S TRUSTEE





Laddawn Inc.

Location 2 Northeast Blvd.

Map 66 Lot 19

Owner's Name NORTHEAST POLY BAG





SMC LTD.


Map 66 Lot 17

Owner's Name MARTIN LAWRENCE & BATES A





Sigler Machine Company

Location 3 NORTHEAST BOULEVARD

Map 66 Lot 15

Owner's Name SIGLER LAWRENCE





Altec


Map 67 Lot 3

Owner's Name PINCHARD ROGER J, SCHNEIDER ST





Hi Tec Automotive Services


Map 70 Lot 2.2

Owner's Name AUBIN, MARCIA V


Land Use Description UnavailableZoning Rural Res. and Farming



Space Age Eletronics

Location 58-68 CHOCKSETT ROAD

Map 67 Lot 4

Owner's Name EYM, L.L.C.,

Land Area 8.2 “ Value 518,600

Bldg “ 1,007,300Total “ 1,525,900




Champion Kennels

Location 149-151 CLINTON ROAD

Map 69 Lot 10

Owner's Name CHAMPION KENNELS INC


Bldg “ 184,200Total “ 374,800

Land Use CommercialZoning Rural Res. and Farming



D M Hudson Inc

Location 159 CLINTON ROAD

Map 69 Lot 8

Owner's Name HUDSON DANIEL C & MILLS KAREN


Bldg “ 179,900Total “ 313,000

Land Use IndustrialZoning Rural Res. and Farming



Comcast

Location 161-163 CLINTON ROAD

Map 69 Lot 7

Owner's Name LOWE PAUL F LE


Bldg “ 45,500Total “ 178,600

Land Use N/AZoning Commercial



Sterling Ice Cream and Cafe Fresh Bagel

Location 167 CLINTON ROAD

Map 88 Lot 16

Owner's Name STERLING K&S, LLC


Bldg “ 216,700Total “ 411,500

Land Use Mixed UseZoning Commercial



Meola's Ice Cream


Map 65 Lot 302

Owner's Name MEOLA'S WAYSIDE ICE CREAM, INC





Saint Vincent Medical Group

Location 104-106 LEOMINSTER ROAD

Map 65 Lot 31

Owner's Name TROISI EDWARD





96-102 Leominster vacant lot


Map 72 Lot 5

Owner's Name CUTLER BROTHERS, LLC

Land Area 2 “ Value 184,000 Bldg “ -- --Total “ 184,000




ALTO Aviation


Map 72 Lot 4

Owner's Name WEBSTER JOHN A JR

Land Area 4.58 “ Value 192,000 Bldg “ 1,025,400 Total “ 1,217,400




Kitchen Associates


Map 72 Lot 2

Owner's Name SPONENBERG ROBERT E & JAY E, T

Land Area 3.45 “ Value 159,500 Bldg “ 951,700Total “ 1,111,200




Amazing Kids Child Development Center - Preschool

Location 64 LEOMINSTER ROADMap 72 Lot 1

Owner's Name SIMPSON JAMES E EXCAV INC


Land Use Commercial and ServicesZoning Commercial



Bib’s Auto Repair - VACANT


Map 72 Lot 1

Owner's Name SIMPSON JAMES E EXCAV INC





Sterling Village Plaza


Map 85 Lot 49

Owner's Name BATISTA J&M FAMILY LP





Sterling Veterinary Clinic

Location 4 Clinton ROAD

Map 92 Lot 87/88

Owner's NameVCA REAL PROPERTY ACQUISITION





MT Pockets (OUT OF BUSINESS)

Location 46 Main Street

Map 92 Lot 76

Owner's Name MORGAN MARILYN C


Land Use CommercialZoning Town Center District



Tuttle & Traina Insurance Agency


Map 92 Lot 75

Owner's Name TRAINA RICHARD C





Santander Bank


Map 92 Lot 116

Owner's Name SOVEREIGN BANK





Sholan Realty - 33 Main St.


Map 92 Lot 1

Owner's Name GRIFFIN R GARY TR


Land Use Commercial and ServicesZoning Town Center District



27 Main Street


Map 93 Lot 7

Owner's Name STAR LLC


Land Use Mixed UseZoning Town Center District



Open Door RE - Woody's Barber Shop


Map 93 Lot 5

Owner's Name MOULTON BETTE





VACANT MIXE USE BUILDING

Location 1-9 Waushacum AvMap 93 Lot 17,10,8,19Owner's Name STERLING TOWN OF, EPHRAIM ROBERT E POWERS BRENT OJONES ROBERT MCKAY

Land Area 3.07 “ Value 400,300 Bldg “ 482,100Total “ 882,400Land Use Description UnavailableZoning Town Center District



Sterling Pizza – Apple Town Market


Map 93 Lot 13

Owner's Name ST MARK HOLDNGS, LLC





Leominster Credit Union

Location 13 Main StreetMap 93 Lot 14

Owner's Name LEOMINSTER CREDIT UNION





Clinton Savings bank


Map 93 Lot 32Owner's Name CLINTON SAVINGS BANK





Village Pizza

Location 239 Worcester Road

Map 93 Lot 35

Owner's Name ANDREOU THOMAS





Evergreen Realty


Map 93 Lot 38

Owner's Name REYNOLDS JUDITH S





Sterling Inn - Vacant


Map 105 Lot 45

Owner's Name ROY ALBERT & CATALDA ET AL


Land Use CommercialZoning Neighborhood Residential



Salon Attitudes and AM realty


Map 105 Lot 24

Owner's Name BULLARD HELEN M, TRUSTEE





Flanagan Insurance


Map 105Lot 25

Owner's Name GABRIELLE PALMER, INC.Land Area 0.43 “ Value 84,700 Bldg “ 140,300Total “ 225,000




Worcester St Garage - Vacant


Map 105 Lot 26

Owner's Name PICHIERRI RONALD

Land Area 0.24 “ Value 2,400 Bldg “ ---Total “ 2,400

Land Use DCRZoning Commercial



BP Gas station


Map 105 Lot 30

Owner's Name LEEMILT'S PETROLEUM, INC.





Auto Body Sales


Map 114 Lot 60

Owner's Name CORRINE CARL D TR.





Pandolf-Perkins Company

Location 184 - 208 Worcester Road

Map 105,114 Lot 33, 64, 65

Owner's Name PANDOLF-PERKINS INC

Land Area 43.1 “ Value 750,500 Bldg “ 28.800Total “ 779,300

Land Use Mining /QuarryZoning Light Industrial



Carrier HVAC


Map 126Lot 6

Owner's Name LINDBLOM DUANE G





HANK’s auto

Location 104 WORCESTER ROAD

Map 137 Lot 75

Owner's Name HANK'S SHELL





Vacant Commercial Land

Location 4 Jewett Road

Map 137 Lot 73

Owner's Name C & C REALTY TRUST

Land Area 1.43 “ Value 145,300 Bldg “ ---Total “ 145,300




Miles Funeral


Map 137 Lot 71

Owner's Name MANSFIELD RICHARD S JR





Sterling Family Chiropractic

Location 1 Bean Road

Map 137Lot 69

Owner's Name HOWARD CORRINE E





Anne’s hands

Location 4 BEAN ROAD

Map 137 Lot 7

Owner's Name DAY FAITH ANNE

Land Area 0.39“ Value 122,400 Bldg “ 171,500Total “ 293,900




78 Worcester vacant bldg

Location 78 WORCESTER ROAD

Map 137Lot 3

Owner's Name SMS REALTY LLC





Cream Crock distributors


Map 146Lot 3

Owner's Name JONAITIS GARY TRUSTEE





KLF - Vacant


Map 147 Lot 33

Owner's Name CASAMASSA FRANCIS COSMO





GM Tree removal


Map 147 Lot 34

Owner's Name HARRINGTON JUSTIN





Stonemeister - vacant


Map 156 Lot 31

Owner's Name MASS-WEST CORP


Land Use Description UnavailableZoning Commercial



Maki Building Center


Map 156 (?)




Jerry Salo Dentist


Map 156 Lot 30

Owner's Name SALO JERRY W





Hair Design


Map 156Lot 29

Owner's Name TAMBOLLEO ANTHON





NHT

Location 4 CAMPGROUND ROAD

Map 156Lot 13

Owner's Name BABINEAU, KENNETH TR


Land Use Transit Related PropertiesZoning Commercial



Establishments 89

Zoning districts 6

Land Use categories 18

Zoning/Land Use mismatches 32

• Over a third of properties’ land use differ from zoning bylaws

• Lack of branding/wayfinding/billboard standards observed

• Zoning overlays and district expansions can address excess of mismatches

Conclusions

Documents

Presentation