Green Meadow Develops Opportunity

by R. Rodgers

The Friels, Leonard confirmed, have hired an independent consulting firm to conduct a random survey of 400 Hudson residents, at the urging of the Planning Board, to address concerns regarding the development of the Green Meadow property.

What they are proposing is the installation of an exit off the Sagamore Bridge coming into Hudson that will flow into the industrial park to the left, now accessed by Executive and Industrial Drives, and onto a parallel roadway to the right. This parallel roadway would follow the same direction as Lowell Road and Dracut Road, through the entire golf course, and empty onto River Road past the Stuarts corner intersection. (See diagram included.) This would create a destination and reduce the amount of traffic at the bridge light onto Lowell Road. It would also create a trickle-down effect for the adjoining intersections.

By allowing the traffic from the industrial park to bypass Lowell Road to gain access to Route 3, it frees up space at Executive Drive and Industrial Drive, and it also allows all the truck traffic to avoid Lowell Road. On the other side of the bridge, a new road running parallel to Lowell Road through Green Meadow, with three or four stoplights along it, again reduces the traffic on Lowell Road.

Wetlands were greatly impacted with the W.S. Development plan, but not so with this new plan. The exit ramps will slow the traffic with the adjustments made to this new proposal. Again, a trickle-down effect occurs when the intersections on this new road are also adjusted away from wetlands. The goal is to place the roadway in such a way as to minimize wetland impact, realizing that some of the wetlands on the property were man made.

The plat showing the new configuration and reflects the connection into the business park on the north side of the Sagamore Bridge.

This project is a huge undertaking and is not being taken lightly by the Friels. “We are trying to listen and end up with a foundation roadway and do the best planning now while it is a blank sheet,” said Leonard. The Green Meadow property will be developed over time; right now, the demand for space is retail. In the 1970s, the demand was for industrial space, and that is when the town realized the industrial park. Demand changes over time, and this project will change and bend to the demands of the area.

The Hudson Planning Board has not yet seen the entire proposal, including the wetlands impact; however, there is a workshop scheduled for Wednesday, September 12, at 7 p.m. in the Community Development Room in Town Hall. “We are looking for more involvement with the Planning Board and the community,” said Leonard. W.S. Development never really got to the point; the Friels want to be open and listen to what the community needs. Planning Board Chairman Jim Barnes declined to comment on the project, and Town Planner John Cashill was away from the office. Selectman Shawn Jasper said that he didn’t have enough information to discuss the project, he did say, “It sounds like a great concept, but what is going in the development?”

By creating a roadway that is beneficial to all, the potential of tax revenue from this property is great. Currently, the tax base for the property is approximately $73,000 per year. The estimated revenue for the future is many, many times that. With more tax revenue, the town will be able to offer more services and upgrades to the town’s roads, facilities, equipment, and manpower.

This plat is from the initial plan the W.S. Development had submitted to the Planning Board. The plans are presented to you in the same orientation relative to the Sagamore Bridge and the Merrimack River.

As for now the golf course is alive and well, and looking better than ever. “Even if we had approval today, there would still be at least two years of golfing left at the site,” said Leonard. “The riverfront will be protected and utilized, but for now, there are no specific plans. The Friels want the river protected,” said Leonard. If all goes according to plan, this may be a tremendous opportunity for Hudson and the surrounding area.