Green Meadow’s 375 Acres about to Undergo Transformation
by Doug Robinson
December 15, 2006
The town of Hudson will soon have in its hands the Phase 1 site plan for the development of the Green Meadow Golf Course, which will change Green Meadow from its current 36-hole golf course into the largest retail center in New England: RiverPlace.
W/S Weiner, developers of the Green Meadow property, have already completed a traffic study, and have completed their “fiscal benefit and service demand analysis” in effort to determined the impact of their development project on the roads and on the financial impact to Hudson. The traffic study analyzed “21 intersections throughout Hudson, and provides the town with a very technical analysis of volume, turning movements, and peak hour traffic,” stated Sean Sullivan, Community Development Director, Hudson.
The anticipated site plan will be taller than the yellow pages phone book and will exceed 100 pages. The plan will detail W/S Development’s intentions to develop the 36-hole golf courses from its current 375 acres of tree-lined fairways, groomed greens, manicured sand traps, and sculptured fairways into a destination shopping center.
The destination shopping center will involve more than 1.3 million feet of retail space. Big box retailers and specialty shopping stores will transform the tranquil landscaping of the 36-hole golf courses into the largest New England retail center.
The Community Development office, in conjunction with the Town of Hudson, has launched a Website in an effort to keep the public informed of the ongoing details of the Green Meadow project. The public is invited to visit the town’s Website: http://ci.hudson.nh.us/riverplace, for the most current and updated information concerning the project.
“The town anticipates redevelopment of this property into a mixed-use site, understanding that potential impacts of the proposal are essential to a positive, community responsive redevelopment, consistent with community-based objectives. Residents are urged to attend public hearings where this proposal will be discussed in detail,” stated the Website.
The Website offers the viewer detailed maps of the master plan. “Located on the water, RiverPlace will create a new neighborhood with retail, offices, residences, hotels, and entertainment. Visitors will shop, stroll or jog along the banks of the river, enjoy live performances, ice skate during the winter, and indulge in fishing and boating.
“The first phase of the complex will be a retail center with upscale shopping, restaurants and a 16-screen movie theater, around a town green that will become the heart of a new community. The center will sport pedestrian-friendly parks, meandering walkways, landscaping, live entertainment, and other recreation.
“In time, RiverPlace will include up to 2.2 million square feet of retail, 150,000 square feet of office space, 600 riverfront apartments, and condominiums, 400 hotel units, and a conference center. A new neighborhood of its own, it will form a new gateway to Hudson, and an attraction that will draw visitors from the greater Nashua region and beyond,” according to the Website.
According to W/S Development, the drawings of their project illustrate the makings of a Landmark Square, an amphitheater, many pavilion buildings, a resort hotel, and a theater district. According to the W/S Development, Website, “With full development to be completed over 10 to 15 years, RiverPlace is a long-term commitment for W/S Development. We will work with all of Hudson’s agencies to ensure that our buildings comply with their vision for the town. We will focus on land planning, architecture, traffic control, and new public infrastructure.
“RiverPlace will have tree-filled buffer zones between the development and our neighbors to maintain their privacy. Above all, we will provide the amenities and the space for social interaction that will keep Hudson vital for decades to come. We don’t just build in communities – we want to become part of them. “
In order to manage this project, Sullivan has received the approval from the Hudson Board of Selectmen to hire a contract planner, whose primary responsibility will be overseeing the ongoing concerns of the RiverPlace project. This position will be subsidized by W/S Development.
“Hudson is committed with staffing the resources necessary to managing the plan. This project is bigger than any single project that any of us have worked on. From day one to the grand opening, the Community Development Department will be the eyes and ears of the people of Hudson, and we are confident that we will keep their interests foremost,” stated Sullivan.
Lions Club Gets a Glimpse at RiverPlace
by R. Rodgers
December 1, 2006
Concept will soon be reality. The Hudson Lions Club members had the opportunity to meet with Ed Vydra and Bob Fraser, representatives of W/S Weiner Associates, at a recent Lions meeting. They came to address the Lions with the plans for developing a new Lifestyle Center on the Green Meadow Golf Course property in south Hudson.
The presentation was a positive overview of the largest retail project in New Hampshire. Fraser outlined the project and referenced maps before introducing Vydra who he called “the quarterback” for the project. A project of this size requires a tremendous amount of coordination and Vydra is the “go-to” guy.
A Power Point presentation showed other lifestyle centers built by W/S Weiner in Hingham, Massachusetts and Canton, Connecticut. While one of the centers was located in a commercial area and did not impact neighborhoods, the other required meshing of a close neighborhood with the center.
“We worked very closely with the neighbors, we even created a cul-de-sac for one street to buffer them from the center,” said Fraser. “Ed has gone door to door on Fairway Drive and other streets that will be directly impacted here in Hudson.” The RiverPlace commitment reads, “We don’t just build in communities – we want to become part of them.” Fraser and Vydra are doing grass roots efforts to accomplish just that by meeting with clubs like the Hudson Lions and the Chamber of Commerce.
RiverPlace is slated to be completed in phases, with the first phase being mostly retail. Also included in Phase 1 are traffic flow, water, sewer and bridgework, as well as waterfront recreation. “We don’t start a project without 75 percent leasing on board; we are in this for the long haul,” said Fraser “We are spending 20 to 30 million to have a direct connect to RiverPlace from the Sagamore Bridge.” Phase 1 also includes several restaurants and a 16-screen movie theater. There are many hurdles to cross before this can become reality, current zoning laws do not allow for multi-use on this property, traffic is a major concern and is being taken very seriously by the company.
“We are meeting with New Hampshire Department of Transportation, Hudson Selectmen, and VHB (Vanasse Hangen Brustlin, Inc.), an engineering firm hired by the town, for Peer Review; we are also funding this review,” explained Fraser. They have already spent millions of dollars on studies and architecture, as well as environmental studies with a group of more than 20 conservation specialists.
Financial impact reports have been prepared showing revenue to the town through taxes at full build out to be 7 to 8 million dollars, with net revenue of $3.7 million. Currently the property generates $71,000 annually in tax dollars. The Hudson Planning Board has requested any residential units to be age restrictive, only allowing for over-55 housing, therefore, eliminating any impact on the school department. A police/fire substation was also mentioned for the property.
Formal plans are expected to be submitted before the end of the year; the planning process takes 9 to 12 months to complete. They hope to break ground in late fall of 2007. “There will be golfing at Green Meadow next season,” predicted Bob Fraser.
A Website with frequently asked questions, maps, and other information has been set up to keep the community involved and informed. Visit riverplacehudson.com or Areanewsgroup.com for more information.
RiverPlace Conceptual Plans Presented to Hudson Planning Board
by Len Lathrop
September 22, 2006
With 50 people in the selectmen’s chambers and another 35 watching via HCTV I the Planning Room, the “RiverPlace” development was once again showcased to the town of Hudson Planning Board.
This “conceptual review” included slightly changed plans from the two prior meetings with the Planning Board in November 2005 and March 2006. S. R. Weiner and Associates, with their offices in Chestnut Hill, Massachusetts, the developer of “RiverPlace,” hopes to submit a complete plan to the town of Hudson in the late fall or early winter.
The conceptual plan, which can be seen in full size on the wall outside the Selectmen’s Meeting Room at Town Hall shows a “Lifestyle Center” on the 376-acre golf course with more than two million square feet of retail space, including an upscale one million square foot open air mall-like center, surrounded by hotels, restaurants, and entertainment venues. Surrounding this core retail area will be what are referred to as large box stores like Target, and Barnes & Noble. The plans currently also show approximately 300 apartments and condos, an outdoor amphitheater and conference center.
Questions from interested parties and abutters in attendance centered around noise and buffer zones and traffic impact.
Bob Frazier, Vice President of Development for Weiner, answered questions about buffer zones. When an abutter stated that he could hear a “match being struck at 150 feet,” and he wanted a 400 foot buffer, Frazier responded the land is expensive and they would do the best they could to block the noise. When traffic concerns were questioned, the developer pointed out that most of the traffic would come off the Sagamore Bridge via Route 3. Traffic studies are being done on the surface roads such as Lowell, River, and Dracut roads.
Current plans show a four-lane roadway from the bridge that connects to River Road near where the power lines cross River Road; a roadway also comes out at the intersection of Rena Avenue and Lowell Road and Vectron Drive.
For the latest master plans, see the Images page.
Town to Perform Municipal Review of Green Meadows Golf Course
by Doug Robinson
July 15, 2006
The Town of Hudson has entered into an agreement with Vanasse Hangen Brustlin, Inc (VHB) for “Municipal Review Services Redevelopment of the Green Meadow Golf Course to Mixed-Use.”
The agreement states, “VHB will provide the Town of Hudson municipal review services associated with the proposal to redevelop the Green Meadow Golf Course. VHB will identify community wide impacts on municipal services and infrastructure including but not limited to schools, sewer, water, traffic, environment, economic, fire and police and other Town services.”
The agreement also states that “For the purpose of defining a Scope of Services, we envision three principal elements of the work effort. The first element is Direction, which consists of VHB providing initial direction to the project applicant as to the scope and scale of the evaluation that must be submitted for review. The direction will continue throughout the review process through Advisory Committee meetings, meetings with town staff, as well as municipalities.
“The second element consists of our Technical Review of the various submittals including traffic impact study, the conceptual master plan, the site plan, and any proposed modifications to the roadway system.
“The final element consists of our evaluation which includes specific reports and advice that the VHB team will provide the Town with regard to the development’s impact on municipal services and quality of live.”
The three elements, Direction, technical review and our evaluation will involve:
Direction:
- Traffic scoping meeting
- Advisory Committee
- Communication with the NHDOT and other municipalities
- Coordination with the Project Applicant
- Meetings
Technical Review:
- Traffic Study Review
- Environmental and Planning Review
- Site Plan Review
- Off-Site Roadway Design Review
Our Evaluation:
- Public service requirements
- Review of town capacity issues
- Revenue impact
- Town Operating Expenses
- Estimate of tax revenues generated
- Fiscal impact
Turmoil Erupts at Selectmen’s Meeting
by Doug Robinson
June 24, 2006
Selectmen, as required by law, are to conduct all business openly and in view of the public. Secret handshakes, private winks, personal agendas, and acting unilaterally are not allowed. Phone polls are not allowed, unless there is an emergency. Dictionary.com defines emergency as, “A serious situation or occurrence that happens unexpectedly and demands immediate action, and a condition of urgent need for action or assistance: a state of emergency.”
According to Selectman Kathleen MacLean, during the Tuesday, May 23, Hudson Board of Selectmen’s meeting; the decision was made by the board to have Selectman Richard Maddox, Chairman, call VHB, the town’s consulting firm for the Green Meadows project. MacLean said Maddox was to seek authorization for developer W/S Weiner to pay $600 for the services provided by VHB, if they were to attend the planned scoping meeting on May 25.
Both Selectman Kathleen MacLean and Selectman Ken Massey believed that Chairman Maddox had overstepped his “authority,” when he conducted a phone poll regarding the upcoming VHB scoping meeting.
MacLean read from a prepared statement: “At our last meeting, after much discussion, this board directed the chairman to make a phone call to the developer to ensure that they would pay for the traffic study meeting that would be taking place within 48 hours.
“The chairman stated that he was busy with a real job and consequently asked the town administrator to make the phone call. Before 24 hours passed, I received a phone call asking me to change my vote to have the town/taxpayer pay for the meeting because VHB was insulted and wanted to withdraw.
“If the chairman did as the chair was directed, and the developer refused to agree to pay for VHB to attend the designated meeting … I would gladly have changed my vote in support of having the town represented on the taxpayer expense.
“What is troubling is that the chair didn’t have time to make a phone call to the developer, but had time to call at least three selectmen and request that we change our vote, less than 24 hours after a public vote was taken.
“The chair stated to me that he was not going to ‘beg’ the developer … yet he spent time begging me to change my vote.
“I want to be on record this evening … for not having changed my vote via a phone call poll. And I also want to be on record stating that had the developer refused payment … I would certainly have approved VHB attending the meeting at the town’s expense.
“As I understand it, the developer agreed to pay for the items in question and this whole phone polling episode should never have happened.”
Selectman Massey piggybacked off MacLean by stating that “all decisions are to be made in public, unless it goes to non-public. All votes are to be recorded. No single selectman can act on behalf of the board unless authorized.”
“The problem we are in right now is that a certain selectman on this board (Maddox) has consistently throughout his public life said it was important for government to have transparency, and this is a prime example where non-transparency has caused us the problem,” stated Massey. In reading from a response to an email from Selectman Maddox, Massey read, “On the 24th I (Maddox) am told that Sean Sullivan called Ed (Green Meadow Project Manager) from W/S. They, the developers, did not agree to fund.”
Chairman Maddox explained that on the 23rd, “I foolishly said I have another job. I should have said I thought it was unethical for me as the board chairman and as the liaison to the Planning Board to call up a developer and ask for money. I still do. I opted not to, turned to the town administrator, and delegated it to him, who in turn, delegated it to the Community Development director. Because there was only one day, because our meeting was Tuesday night and the scoping was Thursday morning, we only had one day to get an answer. He did not get an answer within that time frame and I thought it was important enough that we attend the scoping for the $600. I called other selectmen … and got an approval from two other selectmen to expend the $600. I did what I thought was right, and I think I did what should have been done as far as ethically calling up a developer asking for money.”
Selectman Shawn Jasper spoke to Selectman Massey’s motives for by stating that “if you are going to start attacking and accusing other selectmen, I will begin to question your motives, and I will begin to reconsider my personal opinions of ... you always having the best interests of the town at heart. This is disgraceful discussion.”
Jasper continued by stating, “When the selectman (Maddox) called me about dinner time, he told me we have not been able to reach them at this point. VHB will not be able to go to the meeting based on our vote. Something I had not thought about … what if we cannot get an answer from them on Wednesday morning about a Thursday meeting? … it should been obvious to me … it was a short window (and) $600 it was stupid of us not to be there. So, I agreed to have them be there. It was in the best interest of the town.”
Massey continued his assault on Chairman Maddox by questioning statements he had heard regarding town land being leased to the Seniors. “One member of the board is making statements about leased land … (and) no member can make such statements,” continued Massey. “I fear the individual, who heard what is going to happen, if it does happen, will be perceived as a done deal.”
Jasper spoke to particulars and asked if the land in question was the 10 acres of land located in the Industrial Park, Hudson, which had been taken by the town.
Massey also referred to the public’s perception of the current board in reference to Green Meadow. Massey referred to the board being “transparent” and in front of the public. Massey also asked of Maddox to “have the courtesy and at least discuss it (Senior Center) with the board.”
Selectman Jasper stated that he thought the comments by Selectman Massey were “disingenuous." He (Maddox) was feeling the idea out with Ben and me. What we are doing is only gathering input and talking to others. That’s how government works, don’t insult my intelligence.”
In retrospect, Selectman MacLean stated, “The more I thought about the reaction to my comments; I decided to apologize that they may have come across as ‘mud slinging’ or ‘personal attacks.’ However ... the point of my comment was to make it perfectly clear to the public that what we as a board had decided in a public vote on Tuesday was then vetoed by private and individual votes on Wednesday. (And it all took place under the precept that ‘the sky was falling.’) The public needs to know that after all the healthy discussion about ‘who pays?’ that this board was convinced to reverse its decision the very next day! And in my opinion the whole thing could have been avoided with one simple phone call ... the one the record will show (99 percent sure) the board directed the chair to make.”
Town of Hudson Signs Agreement with Green Meadow Developers
by Doug Robinson
April 7, 2006
The beginning of a long-term relationship with W/S Development, the developers of the Green Meadow 375 acres on Hudson’s south end, began recently. It happened when the Hudson Board of Selectmen “signed along the dotted line,” agreeing to accept the assistance of W/S Development with their expertise in the building of the new water storage tank which will support the residents of Hudson’s south end.
Selectman Kathleen MacLean stated that “I think this is a wonderful thing … the first baby step … and we’ll see how the relationship goes.”
At their February 28 meeting, the Board of Selectmen “voted to authorize the chairman of the selectman and the town administrator to negotiate an agreement with the Green Meadow Golf Club for the purpose of increasing the size of the South Hudson Water Tank,” stated a March 20, 2006, memo from Hudson’s Town Administrator, Steve Malizia to the Board of Selectmen..
The motion “To enter into an agreement with Green Meadow Golf Club, Inc, for the purpose of including the potential development of the Green Meadow site in the water tank improvement project” was approved by the Board of Selectmen. In addition, the motion was further modified by stating “To amend the agreement with Weston and Sampson for the design of the South Hudson water storage tank to include the determination of impacts of the Green Meadow Golf Club project and to modify the contract documents for the add/alternate bid in an amount not to exceed $12,700.”
The agreement, which was drafted by the Hudson Town Attorney states that “The town has designed the water tank improvements to provide .80mg of equalization storage and fire storage in the South Hudson areas; however, those improvements do not presently accommodate an increase in the demands for water from the Green Meadow site.” The document continues to state that “before Green Meadow can proceed to develop a master plan for the site,” Green Meadow must appropriately address issues that relate to the municipal infrastructure including, but not limited to, issues that relate to water supply and pressure.
The town and Green Meadow agree that it is reasonable to consider modifying the water tank improvements to include reasonable potential development of the Green Meadow site so long as the town is not delayed with its present plans and schedule, and so long as there is no additional financial cost to the town.
“This agreement says that the town is going to proceed on its schedule to build the south end water tank,” explained Ken Massey, Hudson Board of Selectmen. “But as a result of conversations with Green Meadow, they have asked us to be able to participate in that, according to our schedule and according to our needs. They will pay for the added volume of the tank, which is right now at 800,000 gallons. When we go to bid, there will be a separate bid for the size Green Meadow suggests. This will be called the Add-Alternate Bid. When the bids come in, the town is going to select the bidder which meets the town’s requirements. Green Meadow will be paying for any increase in tank size. The construction and operation of the tank is the responsibility of the town.”
The town document also stated, “Green Meadow … acknowledges that this agreement shall not constitute a guarantee that the town shall provide adequate amounts of water for any potential development of the Green Meadow site. Green Meadow agrees and acknowledges that construction, ownership, operation and maintenance of the water tank improvements, is expressly reserved to the town in all respects.”
Decision Time: Candidates Respond Candidly to Top Town Issues
by Doug Robinson
March 10, 2006
The right to vote is considered by many to be the single, most precious right or privilege we have as American citizens. Each year, either in the spring or in the fall, we are asked to vote, or make a choice on whom we wish to lead our government in making decisions on our behalf.
Scholastic Update writes, “When the polls open on Election Day, every citizen over the age of 18 will be able to cast a vote. It is a right we take for granted, one that defines our nation as a democracy. The right to vote wasn't just handed to Americans. They had to fight for it.”
On March 14 the voting polls for the town will be open at the Community Center in Hudson. The Office of Selectmen for the Town of Hudson has four candidates running to fill two vacant seats: William Cole, Shawn Jasper, Ben Nadeau and Terry Stewart.
To clarify their positions on various town issues, the Hudson~Litchfield News has prepared a list of questions which the public has told us are of importance. Each candidate was asked to respond to the questions for readers’ review.
After reading these candidates’ responses, readers are encouraged to exercise their personal freedom to vote. It’s decision time: don’t complain - change it. The choice is yours
Q: Hudson~Litchfield News
“What is your management style when managing the department heads in the town of Hudson? Do you feel they are currently micro-managed? How would you hold the department heads accountable for their positions of responsibility?”
A: William Cole
“My style is to identify the requirement, appropriate individuals, give them the means to accomplish the mission, guidance and then give them the opportunity to execute. On any of those rare occasions, where they may have been inadvertently micro-managed, I have made mid-course correction.”
A: Shawn Jasper
“I believe that the BOS should cause or require the department heads to justify all of their requests, whether those requests be budgetary or personnel. I will make sure that we review all alternative ideas…making sure that alternative solutions are known to department heads. Presently, I think the BOS are inconsistent with their management of department heads.”
A: Ben Nadeau
“No, they are not currently micro-managed. The department heads need more rules and guidelines to follow. The department heads need to follow the rules and there needs to be consistency between the different departments.”
A: Terry Stewart
“If I see an issue that concerns me, I would go to the department head and review the matter with them. I think I have a very good relationship with the department heads in town.”
Q: Hudson~Litchfield News
“How can/should the town of Hudson “get out front” with the Green Meadow project? When should we partner with W/S Development on mutual concerns, i.e., the water tank?”
A: Cole
“The town has been out in front since day one with the Green Meadow project. Not with just W/S, but with other developers of the property. We should consider partnering when an official proposal is presented to the town and that proposal is only in the town’s best interest.”
A: Jasper
“The town should “get out front” by using the funds in the Contingency Fund ($50,000). We should hire a professional to research various W/S development projects, and verify that they have a strong and positive performance track record of accomplishments with communities like Hudson. When we can get commitments from W/S development for both financial and consulting help with no strings attached, we should partner with them.”
A: Nadeau
“We have to be open with them and tell them what we are looking for in a project of this size. We need to find out the impact on traffic as well as any financial concerns. We should look at what they have done in other towns. We should have partnered with them yesterday.”
A: Stewart
“We have in the 2007 budget $100k to bring on board some extra consultants. We have an excellent Community Development Department. But this project is well above anything the town has done in the past. Regarding the water tank … they will be coming back to the Board of Selectmen with a memorandum. If they can contribute financially, then I would be in favor of becoming involved with them.”
Q: Hudson~Litchfield News
“What could/should be the town of Hudson’s involvement with the Hudson seniors? Should the town have any involvement with a Senior Center?”
A: Cole
“The town should support the entire senior community of Hudson. The town should have involvement if the senior center if it involved the services of the entire senior community of Hudson.”
A: Jasper
“I think we should be treating the seniors the way we treat our Hudson youth. Our support should be along the same lines. Until up to now, while the town has been supported, we should be looking to further assist the seniors by reimbursing the seniors with the funds that we borrowed/used from their Capital Reserve Account to buy the Lions Hall years ago.”
A: Nadeau
“The town of Hudson should have a lot of involvement with the Hudson seniors. As the citizens in town age, we must take care of their needs and support them in their projects. Yes, the town should have involvement with their Senior Center.”
A: Stewart
“I would like to see the Hudson Seniors come under the Hudson Recreation Department and it would be for Hudson residents only. I would have a separate committee, a seniors committee, operating under the umbrella of the Recreation Committee. They could have a lot of events between the children and the seniors. I think there could be a lot of bridge building between the two age groups. Regarding a Senior Center, I would be open to suggestions. I would like to see a plan. I am unable to comment until I see a plan.”
Q: Hudson~Litchfield News
“How could the selectmen better solidify their relationship with the Budget Committee and should that be important? Should the two organizations work independently or mutually for Hudson’s interest?”
A: Cole
“It is critical there be a good working relationship between all governing bodies. Both parties need to check their egos at the door and the issues that do arise as a result of individual’s concerns not institutional disconnects.”
A: Jasper
“The town is better off when the two governing bodies work together. The Board of Selectmen need to be open to suggestions, develop flexibility, and be better prepared in terms of accuracy when presenting the supporting documents for their revenue projections.”
A: Nadeau
“I think the relationship between the Board of Selectmen and the Budget Committee has improved over the past few years. They should work together in order to do the town projects. They should work mutually in the interest of the taxpayers.”
A: Stewart
”The best example is when we brought forth the warrant article for the combined dispatch. Only three budget members attended and two did change their vote after the tour. As budget liaison, I would always ask, “do you have any questions so that the department head may come prepared?” The best way to work with them is to keep them fully informed as to why we put things into the budget. It is important to work together … it should not be hostile and I felt that it was quite hostile this year.”
Q: Hudson~Litchfield News
“Computer technology was a big focus during the budget process this year. Should the town and the school system team up to work together on this growing concern?”
A: Cole
“Yes … it would be an excellent idea.”
A: Jasper
“Yes. Years ago, we had a committee to work together to explore areas where the town and the school district could work together to save the taxpayers money with regard to computer technology. I think we should be working together. We need to put our private concerns aside and work for the taxpayer.”
A: Nadeau
“Yes. As we look to the future, we need to be able to access data and be able to control our data flow. Working together can only bring down the town budget and school budget because the two governing bodies would be working together for a common cause.”
A: Stewart
“Absolutely, yes.”
Q: Hudson~Litchfield News
“What is the most important message you would like to tell the Hudson voters? “
A: Cole
“I will continue to work as hard as I can as I have for the past four years, be true to my beliefs and to the best interests of the town of Hudson.”
A: Jasper
“I’ve been involved in town government for 26 years. My experience in state government has given me a broader outlook on how government should function. In order to be effective, government needs to be innovative. By asking the right questions, I will make sure that our local government is working for the taxpayer of Hudson. Those who work in government should and need to be held accountable.”
A: Nadeau
“We need to control our taxes by controlling growth, especially Green Meadows. I believe in taking a stand for the citizens of Hudson, and I am not concerned about the status situation of the current Board of Selectmen.”
A: Stewart
“I have always looked at all issues with an open mind. I want to have the best trained and best equipped departments to serve all of Hudson’s residents. One of my future goals is a useful path from Taylor Falls Bridge to the Sagamore Bridge.”
More Complete Picture of River Place Development Takes Form
by Lynne Ober
March 10, 2006
Plans for the proposed Green Meadow development are being fleshed out. At a recently held Planning Board meeting, developers unveiled more details, including the addition of 600 – 800 multi-family housing units.
Although final site plans are not expected until the June Planning Board meeting, Bob Frasier, Vice President of Development for W/S Development, told the audience and Planning Board members that a large retail convention would be held in May in Las Vegas. W/S wanted to have their conceptual plans far enough along that they could pitch the development to chains looking to expand at that time.
A more fleshed-out conceptual plan was presented that showed a river walk, amphitheater along the river, 600 – 800 multi-family housing units, more streets accessing the development than shown the first time and retail shops now extending to the buffer zone between the development and established homes in the area.
The lifestyle components now include 380,000 square feet of anchor stores, 385,000 square feet of specialty stories, 50,000 square feet of restaurant space that may hold up to six different restaurants, and a 16-screen cinema complex with 3,200 seats.
While they are still talking about building two hotels with a possible 300 – 400 units and office space, they said there was no market for either of these right now and, if built, they would be built in one of the last phases.
There will also be a retail section that will comprise an expected 1,205,000 square feet of additional retail space.
Two additional roads connecting to Lowell Road/River Road were added to the map. Planning Board member Suellen Quinlan worried about the traffic that would be generated along these two additional roads.
Selectman’s Representative to the Planning Board, Richard Maddox, asked if developers had contacted people in Massachusetts about the additional traffic, and commented on the effect that traffic would have on bordering Massachusetts towns and roads.
Although developers presented a very favorable fiscal impact analysis, it seemed to be incomplete. Maddox questioned the impact that children from 600 – 800 housing units would have on the school district and did a rough calculation of the cost required to educate those children and noted that this additional cost would render the proposed fiscal impact analysis inaccurate. Maddox estimated that the cost of education could exceed $3 million dollars with that number of units.
Other Planning Board members questioned the proposed housing units. Marilyn McGrath said that she had expected the housing to be upscale single-family homes. None of the Planning Board members seemed to be in favor of adding 600 – 800 condos or apartments to the site, and it was pointed out that this would require a zoning change that would have to be voted on by the town at a March election.
Hudson Fire Chief Shawn Murray met with developers prior to the initial unveiling of the project. Murray commented that something would have to be done about a fire station in the southern end and said he didn’t think that Burns Hill station could be expanded because of the surrounding wetlands. Nor did he think that Burns Hill was big enough to house staff and equipment needed if this project is developed.
Developers talked about the need for water, sewer, and other services. Frasier said that at their Hingham development they have a start of the art sewage treatment plant next to Talbot’s and that this lifestyle center might also need to have a sewage treatment plant located on site.
Developers have already hired a landscape architect who showed conceptual drawings, talked about plantings on-site and how they would be used to enhance the ambiance of the lifestyle center, now being called River Place. Photos were shown of similar developments and there was talk of ensuring that River Walk adhered to New England Visionary Plans.
The heart of the project is being called Landmark Square and developers are taking extra care to ensure that both vehicular and pedestrian traffic can easily flow and that the environment is pleasant. “If this area doesn’t work, then the whole project fails,” said Frasier in talking about the importance of careful planning.
Frasier talked about the steps that had been taken, about working with state agencies on road and environmental issues and challenges. Frasier emphasized a number of times that plans were still in flux and would continue to change based upon community input. He said that they would be visiting each of the abutting homes and taking pictures from homeowners’ property into the proposed development site in order to develop an adequate buffer zone.
On March 20 the developers will meet with Hudson’s Conservation Commission to present the plan and get their input.
The recreational area planned along the river will be open to the public and will consist of a mile-long walking / bike path, the amphitheater, potential fishing piers, benches, and native foliage.
If the schedule moves as the developers hope, construction would begin in 2007 and that would include shops, entertainment areas, and restaurants.
Green Meadow Developers Outline their Commitment to South End Water Tank Development
by Doug Robinson
February 24, 2006
W/S Development and S.R. Weiner and Associates - developers of the Green Meadow Golf Course – want to help with the larger water tank that is proposed for construction at the south end of Hudson. They are offering their assistance and doing so with the promise of no delay or additional cost to the town. Sound too good to be true? Well, it’s all in writing.
The developers recently sent a letter to Hudson Selectman outlining their commitment to help “design and construct a larger water tank to accommodate a potential mixed-use development on the Green Meadow property, all without delay and without financial exposure to the Town.”
Their letter went on to say that W/S and Green Meadow were prepared to take the following steps:
- “Prepare and submit projected water use calculations to the Town and its consulting engineers to determine additional water storage volume, which would be associated with potential, future development at the Green Meadow property, and form the basis for a secondary design of the upsized water tank.
- “Commit to an agreed upon cap or upset limit for all engineering and design costs for the upsized water tank, and pay the Town those costs as incurred.
- “Commit to a process whereby a select list of bidders, as chosen by the Town, bid on plans and specifications for both the water tank currently in design … and the upsized water tank, which would be considered as an add alternate to the base bids. Subsequent to the Town’s receipt of all qualified bids, W/S and Green Meadow will either agree with the add alternate costs and proceed to the next step, as noted in the next paragraph, or terminate the process whereby the Town will proceed with the base bid construction.
- “Commit to paying the Town for all incremental construction costs for the upsized water tank (e.g. for the add alternate, which would represent the total cost difference between the original tank design and the upsized tank design). Once construction begins, payments to the Town from W/S and Green Meadow would be in accordance with the Town’s contractual obligations with the awarded contractor, and made prior to or concurrent with its payments to the awarded contractor.”
According to the letter, W/S and Green Meadow will prepare an agreement for the town counsel to review once everyone involved is comfortable with the terms and conditions. “Given that W/S and Green Meadow are in the very early stages of the approvals process with the Town of Hudson, the State of New Hampshire and other regulatory agencies, we do not and would not construe an eventual agreement between the parties with respect to the upsized water tank as the Town of Hudson’s approval of any development proposal or related infrastructure improvements put forth before the Board of Selectmen, Planning Board, Zoning Board of Adjustment, Conservation Commission, or any other agency.”
According to Edward Vydra, Project Manager for W/S Development, “This (letter) was a response to the last proposal from the Board of Selectmen. We tried to address the concerns of the Board of Selectmen with no contingencies and no financial responsibilities, and no implications.”
Selectman Bill Cole stated that he thought it would be “imprudent for the town” to enter into any agreement with W/S Development. “The words are different, but basically we have the same issue we had from two weeks ago. If you want to provide projections, ok to do so,” commented Cole.
Both Selectman Kathleen MacLean and Richard Maddox believed that working with the Green Meadow developers “makes sense.” Maddox further commented that “it would make good sense to do something down there. It makes sense to get out front.” MacLean further commented that “it would not be wise to look at options…we are agreeing to see what we might be able to do.”
Community Development Director, Sean Sullivan, was also in agreement. “I reviewed the letter and I have spoken to the town engineer. From policy, it is the board’s decision. We could make it work, it makes sense. It has merit. I do not see (any) detriment.”
Chairman Ken Massey stated that if an agreement were to be reached, it would have to include the following: staying on schedule, no stated or implied approval by the town, payments due at the start of construction and an agreement in place no later than March 28.
Any decision regarding the letter and agreement with W/S Development will be reviewed during the February 28 Board of Selectmen’s meeting.
A Toll Road
Legislative Update – Shawn Jasper
February 10, 2006
For my entire life I have heard about the circumferential highway. The state of New Hampshire has invested millions of dollars in planning and buying properties for the project. As the years have gone by the alignment has shifted as the proposed corridors have been developed. Two major problems have been that as a region we have never been able to agree on where it should go and how it should be paid for. Another problem has been in getting federal permits to build the whole project. Ironically, the only portion of the project for which the state owns a complete corridor is the one which the Environmental Protection Agency will not permit, that being the section from Route 111 to Route 3A (southern corridor) at the Sagamore bridge intersection.
The reason the EPA has given for not permitting the southern corridor is due to the crossings of wetlands. Many years ago it became apparent to me that building the road in sections was the only way to proceed. I believed then and still believe that by the time we are able to build the first two sections the harm to the environment caused by the backed-up traffic in the middle of town will be greater than that caused by crossing wetlands. What I refer to as the first section is the connecting road and river crossing from Route 3 in Merrimack to Route 102 in Litchfield. The second section of the project is a road between Route 102 and Route 111.
A new twist has been added to the mix; the development of the Green Meadows property. Whatever is built on those 375 acres, it should be obvious that our local road system will not be able to handle the traffic. The good news is that a town can build a road with less federal interference and permitting than the state. Depending on the traffic generated by the development of the project it may not be out of the realm of possibility to have the developer pay the cost of building a two-lane road on the land now owned by the state.
With that in mind, and the reality of the current traffic situation on Route 102, it is painfully obvious that a new Merrimack River crossing is needed now. The solution is to build the first section of the circumferential highway. Your legislative delegation has been working with the Department of Transportation to find a way to make this project a reality. To that end, we asked the department to develop cost estimates for the project with and without tolls and to give us their estimate of the value of the land which they own in the southern corridor. We also asked for various funding methods. In the middle of January the department provided us with that information.
The cost of the project with tolls is projected at $66.9 million, $11.2 million less without tolls. The market value of the state-owned land is estimated to be $10.2 million; nowhere near the cost of the project. More importantly, selling the land would eliminate any possibility of diverting traffic away from the center of town.
As to funding, the commissioner pointed out to us that there are currently more projects in the 10-year plan than there is funding, so clearly there is no budgeted money available. There are also no federal funds available. The commissioner suggested that other than tolls the only funding mechanism available would be to increase the statewide gas tax to fund the Interstate 93 widening and divert that money to projects such as this. The members of the delegation, along with the commissioner, recognize that the likelihood of gaining the support of the legislature for a tax increase is remote at best.
After more than 45 years of talking, it is time to build. The reality is that if we want a bridge it will have to be built by having those who use it pay for it. The bottom line is that if you don’t want to pay, you won’t have to. We all wish that we could find another way and maybe before the bridge ever opens we can find the money from another source, but if we ever want to get this off the ground, then we need to come together and bite the bullet.
Contact your legislative delegation and let us know how you feel. You can go to www.state.nh.us and click on “House” then “Who’s my Legislator,” type in Hudson or Litchfield and all of us, including your senator, will come up. You can e-mail us directly from there.
Officials Meet to Discuss ‘RiverPlace’ Traffic Issues
by Doug Robinson
February 3, 2006
Local government officials, Hudson Selectmen, members of the Nashua Regional Planning Commission, engineers from the New Hampshire Department of Transportation, W/S Development, and owners of Green Meadow Golf Club met to discuss the RiverPlace, Mixed-Use Development project and its impact on local traffic.
The proposed development site will be located at the 375-acre Green Meadow Golf Club along Sagamore Bridge Road and Route 3A in Hudson. The site currently has two access points along Route 3A, according to the Scoping Meeting Outline.
“The proposed RiverPlace development will be a multi-phased development consisting of three major components: 2 - 2.5 million square feet of specialty and small to large anchor retail, restaurants, and a multi-screen theater, 600 – 1,000 units of multi-family residential, 300 - 500 unit hotel with conference center, and 100,000 - 200,000 square feet of office. The build out of RiverPlace will likely take place over 10 - 15 years,” according to the document.
The report also states, “As currently proposed, the project would include the construction of a new bypass roadway that will link Route 3A south of Stuart Street to Sagamore Bridge via a set of new interchange ramps. This new bypass roadway will divert a large portion of the traffic that currently uses the congested portion of Route 3A between Dracut Road and Sagamore Bridge Road to gain access to the F. E. Everett Turnpike. The proposed bypass roadway will also connect to either the existing Vectron Access Road or the existing Sam’s Club Access Road, or both, to divert westbound Sam’s Club and Vectron traffic directly to Sagamore Bridge Road.”
The proposed phasing for the construction of RiverPlace is:
- 2007 - 2009: 500,000 - 1,000,000 square feet retail, restaurants, and theater
- 2010 - 2015: 300-500 multi-family units, 150 - 300 hotel units, 1,000,000 - 1,500,000 square feet
- 2015 - 2022: 300 - 500 multi-family units, 150 - 300 hotel units, 100,000 - 200,000 square feet office
The meeting was dedicated to discussing the increased traffic flow which will directly impact the Town of Hudson as a result of the construction and the building of RiverPlace. “Based on Institute of Traffic Engineers data a facility this large at full build-out would generate a significant amount of daily traffic volume: the initial phases of the development (2007- 2009) will generate approximately 30,000 daily trips with a total build-out of approximately 66,000 daily trips. However, since a large portion of this traffic is already on the regional roadway network, this traffic will not all be realized as new traffic. The total existing daily traffic volumes passing the site, including Sagamore Bridge, Route 3A north of Wason Road, Route 3A south of Dracut Road, and Dracut Road south of Route 3A, is approximately 80,000 (based on … data from NHDOT and NRPC).” The report also states that this traffic count is not new traffic as a large portion of traffic to RiverPlace is already on the roadways going to other facilities.
Green Meadow Developer’s Request for Input on South Hudson Water Tank Denied
by Doug Robinson
January 28, 2006
The town of Hudson received a letter from the developers of Green Meadow Golf Club, W/S Development, requesting that “they participate with the town in the planning, design, and construction effort for the south Hudson water tank.”
According to their letter, “It is W/S Development’s and Green Meadow Golf Club, Inc.’s understanding that the Town of Hudson is planning the construction of a water tank on property near Green Meadow Golf Club for the purposes of increasing water storage and pressure capacity for that general area of town. Given our intentions to develop the golf course property, we would like to analyze with the town the feasibility of expanding the water tank to accommodate the incremental amount of storage volume the new development would generate. Part of the process would be to provide the town engineer with water use data our consulting engineers have forecasted for the proposed development, and coordinate this information with the town engineer and the town’s consultants to define and quantify the design, construction, and financial parameters such an expansion would entail.”
Town of Hudson Administrator Steve Malizia suggested to the selectmen that if the town did choose to become involved with W/S Development on this project that it needs to remain clear that the town’s involvement is “by no means an approval of their Green Meadow plan.” Malizia continues by stating that the “safety of the town residents is a major concern of town government. We are not stopping our scheduled plans for anybody. This is a major concern to the town, and construction is ready to start in September or October.”
Hudson Board of Selectman Chairman Ken Massey reflected the same sentiments: “We are not going to hold up our schedule … We are not going to make any changes to our drawings. The design and construction would not change. We have known for eight years, we have the approval from the voters, (and) we have a construction plan.”
Selectman Bill Cole, stated that any association with W/S Development of this type would be considered “inappropriate, and that to participate could have many pitfalls to the town if we go down this road. The Board of Selectmen has been criticized for being in cahoots with W/S Development and for us to proceed in this format would be imprudent. The priority of this board is to the safety of the citizens of south Hudson.”
Selectman Richard Maddox disagreed with Cole and Massey stating, “It would be good planning practice…so see what they are going to offer…We would be doing due diligence.”
The motion “to Authorize W/S Development to prepare a Memorandum of Understanding for their participation in the planning, design, and construction effort for the south Hudson water tank” failed by a vote of 2/3 (Stewart, Cole, Massey voting nay).
Grass Roots Committee Forms Friends of Green Meadow
by R. Rodgers
January 6, 2006
In true New England style, citizens Bill Cole and Ken Massey have started a grass roots effort to keep the citizens of Hudson informed about all aspects of the Green Meadow Project. The “Friends of Green Meadow” was formed Tuesday night at a full house meeting in the Community Room at the Hudson Police Department.
A developer who wants to build an open lifestyle center is courting the 370+ acres of open space golf courses in the south end of Hudson. Currently no official documents or procedures have been started, no applications have been submitted, and no agreements with the town have been made. This project is the largest development proposal in New England being more that five times larger than the Pheasant Lane Mall and will affect Hudson and the entire region for a long time to come.
“We are looking for information and data to form meaningful knowledge to make the right decisions for the betterment of Hudson,” stated Cole and Massey in their introduction to the assembled group of concerned citizens. “This issue is not can we stop this project, but what can we do to make this work for Hudson,” continued Massey. An open forum of questions and comments continued for over an hour. In the end, communication was the main concern of the south end neighbors. How they will be kept informed; e-mail, websites, bulletin boards were a few of the areas looked at for sharing information.
“It is a right, a duty, a need to be present at the meetings (planning, zoning, conservation, and selectmen),” Massey said. “This is where the information will come from. The only one of these televised is the Board of Selectmen.”
Planning Board member Sue Ellen Quinlin spoke honestly about procedures that take place with this size of project. Hudson has never seen anything this large, and current procedures will be followed to accommodate this. On Wednesday (after press time) the Planning Board met with the developer in a workshop style to get a feel of what they want to do. “The fact is it will be developed and we should put energy toward making it the best it can be for the town,” said Quinlin. It is a natural process of development to try to line things up before coming to the Planning Board. “We just don’t know yet,” what they are proposing. George Hall echoed that fact that nothing has come before the town yet and we will have to wait and see. Procedures for roads, sewer, water and such will be followed.
The Hudson~Litchfield News is in the process of setting up a Green Meadow web page on the Areanewsgroup.com site to bring information to a common place with easy access. All public information that can be obtained will be listed there. The more residents know about this project the better off the community will be in the long run. As one resident said “who is to say that this isn’t the best possible developer that we could get?”
Any thoughts you may have about this project or anything you would like to see on the Web page should be sent in the form of a Letter to the Editor to 43 Lowell Road, Hudson. It is our goal to provide as much information as possible about this very important community development.
Selectmen’s Budget Overspent by $50,000
by Doug Robinson
December 9, 2005
According to Town Administrator Steve Malizia, the selectmen’s budget includes “town administration” and overall expenses of the selectmen. He also referred to an additional $50,000 included within the selectmen’s budget for the Green Meadows project.
According to Selectman Ken Massey, “The town is going to be faced with a lot of questions and issues we need to address. We need to adequately represent the town’s interest regarding the Green Meadows project. We are going to need to fund things up front to keep us ahead of the curve. $50,000 would help us get ahead of the 8-ball.” When questioned by Chairman Howard Dilworth on what they want to do, Massey spoke of legal issues … “other areas where we may want to do some things up front like traffic analysis … and other impact items which may come before the town.”
Budget member Shawn Jasper commented that the monies requested by the selectmen fall under the responsibility of other town departments, such as planning and legal. Budget member Joyce Goodwin, commented that the concerns of the south end of Hudson should be considered first, before the appropriation of $50,000 be added to the selectmen’s budget. Budget member Dave Alukonis commented that he was in favor of leaving the $50,000 in the account saying “Every owner has the right to develop their property, as they want.
Alukonis continued, “This money would give the Board of Selectmen an opportunity to work with the developer ... I think we need to be in there now … and craft our future … That property is zoned G-1, which means that anything is capable of can be put down there. It is not a question if a development is going to go down there, it is a question of how much the town can be ahead of the curve and the town is not snowballed by the developers promising a lot of things. It is the scope and the build out we are talking about. We are not talking about stopping this project; we are talking about being able to being able to control and manage this project.”
Jasper stated that “traffic studies come in under the office of the Planning Board. This entire project is under the bailiwick of the Planning Board. We have a legal budget, what are the legalities? Everything that is done is done during the planning process. I will grant you that this is a huge project, but that is what town staff and the Planning Board is going to have to grapple with.” Jasper then made the motion to strike the $50,000 from the selectmen’s account.
Vice Chairman Ted Luszey, spoke in opposition of Jasper stating that the selectmen need the opportunity to be able to get involved with the developers.” Massey continued by stating that there will be “skill sets” that none of us has and that they will need. Massey requested a role call vote and the result of the vote was to remove the $50,000 from the selectmen’s account. The motion was made to remove the $50,000 appropriation from the selectmen’s account and the motion to pass by a vote of 7/4.
Hudson Changing Forever
by Doug Robinson and Lynne Ober
November 25, 2005
Mixed use brings mixed reaction, but everyone agrees that Hudson will change forever with the sale and development of the 375 acre Green Meadows property.
At the end of Tuesday night’s presentation, Selectman Richard Maddox, who is the Selectmen’s liaison to the Planning Board, read from a prepared statement to the standing room audience, which began “Over a year ago, the Board of Selectmen assembled a team to be the Town’s contact for the Green Meadow project. … and at the request of the Friel family and the developers, ”we were asked to keep this project confidential.”
Board of Selectmen Chairman Ken Massey introduced Attorney Thomas Jay Leonard, Chief Counsel for the Friel family. Leonard said that after a long process, the Friel family had chosen S. R. Weiner W/S Development to design, develop, and manage the project. “The goal is to introduce and start the process for this project.”
Bob Frazier, Senior Vice President of Development, characterized the project as mixed use with open space. “This is a more complex project than some that we’ve done.”
Frazier drew a verbal picture of the project that included public access to the river with paths for biking, hiking and jogging along the river. There will be an up-scale retail area housing shops and boutiques such as William Sonoma, Sur La Table, Coldwater Creek among others. The retail area will include restaurants, some outdoor cafes, entertainment areas, such as an open space for outdoor concerts, sidewalks with attractive landscaping and benches for relaxing. Askin said the light poles would be 12 feet tall.
“Local artisans and artists can take advantage of the outdoor arenas,” stated Frazier.
Office space might be included, but designer Richard Askin, certified architect who is designing the project, admitted that office rentals are very flat right now.
Although both Askin and Frazier talked about residential use, the preliminary map of the project did not show any residential units.
The project may include one or two hotels. Two were shown on the preliminary map. One would be a garden style hotel along the river.
Frazier talked about the seventy projects in New England that his company had done before introducing a 10-minute infomercial video.
The video, shot on site at Derby Street Shoppes at Hingham, Massachusetts and Shoppes at Farmington Valley in Canton, Connecticut showed business owners, residents, and elected officials, who gave testimonials about the quality of the S. R. Weiner and W/S Development projects.
As soon as the video ended, Askin walked the audience through the details that had already been designed.
As part of this development, Askin stated that there would be “no cost to the Town of Hudson” for the roadwork, which may consist of two access ramps off Hudson’s Sagamore Bridge will filter traffic onto the “Route 3A By-pass Connector Road. We’ve had preliminary discussions with New Hampshire Department of Transportation personnel that was favorable to this idea.”
“The development needs highway access and it needs visibility and we don’t want to put the traffic onto existing streets, causing traffic problems,” said Askin, who pointed out that the proposed by-pass road would not flow into 3A until well past the development and south of Dracut Rd.
Off the new “By-pass Road” will be a road that will meander its way through the development. “This will be a divided, tree-lined boulevard blending land use and traffic,” stated Askin.
“We want this [development] to have a Village feel,” both Askin and Frazier said. “We like to think of it as a lifestyle center experience. Part plaza, part street, part recreation, part sidewalk.”
They characterized the development as a waterfront district. “The development will have an orientation to the river,” explained Askin, who noted that the property had a gentle roll down toward the river.
The development will be divided into separate sections in order to expand upon the village concept. Green space will be left in the middle of the common and Askin said that in some of the other developments ice skating rinks are built in the winter.
His conceptual drawing with the Merrimack River in the forefront, showed boat docks in the water and a possible amphitheater that Askin likened to Tanglewood, where musical entertainment could be offered in the summer.
At the south end of the development, a large green buffer space was proposed because there is an established community abutting the property.
Frazier wrapped up the presentation by stating that their goal was to minimize demand for services on the town’s infrastructure, such as schools. He cited the need for additional police officers, fire fighters.
“We are just at the beginning of this process,” said Leonard. “Where do we go from here? We have a date to make an introduction, perhaps more detailed, to the Planning board. We will hold workshops and seek resident input. We expect that total development may take fifteen to twenty years.”
After the presentation, Selectmen took a break so that the room could clear.
Conservation Commission Member Jim Battis said, “The devil is in the details. It looks better than it could be.”
Sixteen year Hudson Bob Guessford said, “It was different than I expected. This could be a good thing if the property is planned and executed well.
However, both Colleen Varney and Gena Hunt who live near the development both expressed concern. “Change is scary, but I liked the country feel and that will be gone forever,” said Varney. “Why do we need another mall? There’s a big one just across the river.”
Budget Committee member Ted Luszey wondered how the development would get water and would handle its sewage. “There’s a lot to be worked out that they didn’t even touch tonight.”
The proposed presentation to the Planning Board is 12/7/05.
Has Green Meadows Golf Course Sold?
by Area News Staff
November 18, 2005
For more than a year rumors have been swirling throughout Hudson about the future of Green Meadows Golf Course. The Hudson~Litchfield News recently learned that The Feil family, owners of the golf course, will present plans at the Hudson Selectmen’s November 22 meeting to develop the land.
Information received at the Hudson~Litchfield News suggests that a major hotel or mall will be constructed at the site. Green Meadows, which is located on the south end of Hudson off of River Road, can be seen while crossing the Sagamore Bridge.
The property currently consists of two dual 18-hole courses -- "Prairie" and "Jungle" -- with a grass driving range, large putting green area, and extensive pro shop. The Prairie course (5,800 yards from the white tees) is a little more wide open and hilly with only a few hazards, while the Jungle course (6,300 yards from white tees) is challenging with fairway trees, bunkers, and 10 holes with water hazards.
All of this open space is ideal for development. Some development possibilities that have been speculated include a large shopping mall, something bigger than Pheasant Lane Mall in Nashua; condominiums coupled with a shopping mall and business office space; or even a large resort hotel along with expansive retail space.
For several months Hudson~Litchfield News Editor-in-Chief Len Lathrop and News Editor Lynne Ober have worked to confirm or dispel the ongoing rumors surrounding Green Meadows. With this purpose in mind, they met this summer at the town administrator’s office with then Board of Selectmen Chairman Bill Cole and Town Administrator Steve Malizia. Lathrop and Ober were told that although preliminary discussions had indeed occurred that no “deal” had been finalized, nor was one on the near horizon.
Time passed. Other issues arose and the Green Meadows rumors hovered somewhere in the background.
Now it appears that a deal has been finalized, and the Fiel family, not only will make a formal presentation to selectmen on Tuesday, but will also present a plan to the Planning Board at its December 7 meeting.