115 Broad Street, 6th Floor Boston, MA 02110 617.282.4675 www.fando.com
June 25, 2026 Mr. Jonathan Beder Town Administrator Town of Avon 65 East Main Street Avon, MA 02322 RE:
Merchants Park and Avon Industrial Park Proposed Wastewater Design Flows Fuss & O’Neill Reference No. 120.0250284.A10
Dear JB: Fuss & O’Neill (F&O) has prepared this technical memorandum to provide the Town of Avon (the Town) with the proposed wastewater flows for both Merchant’s Park and the Avon Industrial Park (AIP) sewer extensions. F&O contracted with RKG Associates (RKG) to prepare a market and redevelopment analysis for both project areas indicating existing, build out and multiple full build out scenarios. We have reviewed this study, developed wastewater flow projections based on the scenarios presented in the RKG report, and identified a buildout scenario that we believe to be conservative and realistic for the 20-plus-year planning horizon. We recommend the Town advance with an average daily flow of approximately 286,000 gallons per day (gpd) for long-term permitting, infrastructure planning, and intermunicipal agreement discussions associated with the proposed projects. The 286,000 gallons per day estimate were based on Title V of the State Environmental Code flow factors. These projected flows will support permitting through the Massachusetts Environmental Policy Act (MEPA) and Water Resources Council Interbasin Transfer (IBT) process. These flows are also necessary for the Massachusetts Water Resources Authority (MWRA) Operating Policy #11 process and determination of the 4:1 infiltration and inflow (I/I) mitigation offset necessary for new wastewater flows to the MWRA system. The proposed sewer extension within AIP will serve approximately 79 commercial and industrial parcels with an existing developed building space totaling 3.37 million square feet (sf). The Merchant’s Park sewer extension will serve nine parcels with an existing buildout of 931,260 sf based on Assessors Department data.
RKG Market and Buildout Analysis Summary RKG evaluated Avon’s demographics, current market demand, redevelopment potential, and the buildout capacity within Merchant’s Park and AIP. Four redevelopment scenarios were prepared for the project areas consisting of the following: 1) Full Redevelopment Scenario: Assumed full redevelopment of all parcels to the maximum development capacity permitted under future zoning regulations. 2) Constrained Future Buildout Scenario: Excluded the Jordan’s Furniture, Home Depot, and Floor & Décor parcels within Merchants Park due to their limited likelihood of redevelopment. Within AIP, parcels located
Mr. Jonathan Beder June 25, 2026 Page 2 between Page Street and Wales Avenue with irregular configurations or limited redevelopment feasibility were also excluded. 3) Further Constrained Redevelopment Scenario: Additional limitations within Merchants Park by removal of the previously identified large format retailers, removing parcels with significant wetland and geologic constraints, and limiting redevelopment density assumptions to parcels capable of supporting more than 20 residential units at a density of 25 units per acre. Within AIP, redevelopment was further constrained to single-story development and excluded parcels unlikely to redevelop due to existing site conditions, full buildout constraints, or wetlands limitations 4) FX Messina Parcel Scenario: Limited redevelopment within Merchant’s Park to the five parcels under the care and control of FX Messina. This scenario is not included for evaluation. These scenarios were used to project wastewater flows associated with long-term economic development within the corridors. The following tables represent the buildout scenarios prepared by RKG along with projected flows using MassDEP Title V design criteria. Additional tables for the full flow calculations are included as attachments. Table 1: Full Redevelopment Scenario Full Redevelopment Study Area
Existing Future Buildout Building GFA Parcels GFA (SF) (SF)
Estimated Unit Capacity (#)
Excluded GFA (SF)
Total Future Commercial GFA (SF)
Total Future Buildout GFA (SF)
Estimated Flows (GPD)
Merchants Park
877,972
3,542,485
2,258
53,288
885,621
3,595,773
419,600
Avon Industrial Park
2,836,316
14,016,621
N/A
537,683
14,016,621
14,554,304
218,400
TOTAL AVERAGE DAILY FLOW
638,000
Table 1 represents a theoretical maximum redevelopment condition assuming all parcels redevelop to their maximum zoning capacity under future zoning regulations. This scenario is intended to establish an upper-bound wastewater planning condition. Table 2: Constrained Future Redevelopment Scenario Constrained Future Buildout Study Area
Existing Excluded Total Future Future Buildout Residential Unit Building GFA Commercial GFA Commercial GFA Parcels GFA (SF) Capacity (#) (SF) (SF) (SF)
Total Future Buildout GFA (SF)
Estimated Flows (GPD)
Merchants Park
228,915
1,747,599
1,114
53,288
1,085,957
2,449,944
240,800
Avon Industrial Park
2,747,996
11,033,655
N/A
537,683
11,121,975
11,659,658
174,900
TOTAL AVERAGE DAILY FLOW
415,700
The constrained scenario in Table 2 incorporates market and parcel limitations that reduce redevelopment feasibility within the two corridors. The resulting wastewater flows reflect a more realistic long-term redevelopment condition
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Mr. Jonathan Beder June 25, 2026 Page 3
Table 3: Further Constrained Redevelopment Scenario Further Constrained Future Buildout Study Area
Existing Future Buildout Residential Unit Building GFA Parcels GFA (SF) Capacity (#) (SF)
Excluded GFA (SF)
Total Future Commercial GFA (SF)
Total Future Buildout GFA (SF)
1,105,364
2,370,988
6,283,566
6,821,249
Merchants Park
176,720
1,616,448
760
53,288
Avon Industrial Park
2,218,797
5,666,047
N/A
537,683
TOTAL AVERAGE DAILY FLOW
Estimated Flows (GPD) 183,400 102,400 285,800
The further constrained scenario within Table 3 reflects additional physical and market constraints within Merchants Park and AIP that forms the basis of the recommended wastewater planning flow of approximately 285,800 gpd (rounded to 286,000 gpd). Based on review of redevelopment feasibility, site constraints, long-term market conditions, and economic development goals, F&O considers the Further Constrained Redevelopment Scenario to represent the most appropriate long-term planning basis for wastewater infrastructure design and permitting.
Merchants Park and AIP Design Flows During the August 2024 Stoughton Select Board meeting, sewer discharges of 35,000 gallons per day (gpd) for Merchant’s Park and 55,000 gpd for AIP were approved, for a combined total of 90,000 gpd. Based on the redevelopment scenarios, we recommend the Town of Avon use an average daily flow of 286,000 gpd for permitting and the intermunicipal agreement with the Town of Stoughton. We believe this scenario represents a conservative but realistic long-term redevelopment condition that achieves the Town of Avon’s economic development goals and is appropriate for long-term wastewater infrastructure planning, permitting coordination, and intermunicipal agreement negotiations. The table below summarizes the flow calculations for this scenario. Table 4: Title V Flow Calculations Projected Future Development Scenario Proposed Existing and Future Development -Total Commercial GFA (SF)
Commercial Title V Factor (gpd/1000 SF)
Merchants Park
1,158,652
50
57,933
760
110
125,400
183,333
Avon Industrial Park (AIP)
6,821,249
15
102,319
N/A
110
N/A
102,319
Study Area
Commerical Sewer Flows (gpd)
Projected Residential Title Residential Projected Residential V Factor Sewer Wastewater Flows Units (#) (gpd/bedroom) Flows (gpd) (gpd)
Total Wastewater Design Flows (GPD, Rounded)
286,000
4:1 I/I Mitigation (GPD)
1,144,000
Residential development within Merchant’s Park assumes a unit mix of studio, one bedroom, and two bedrooms for an average bedroom count of 1.5. Infiltration and Inflow Mitigation Costs The Town of Stoughton currently has an infiltration and inflow (I/I) offset fee of $3.00 per gallon of flow or $330/bedroom for commercial and residential developments connecting to the Town’s collection system. There is
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Mr. Jonathan Beder June 25, 2026 Page 4 no indication of the 4:1 need in the fee table. Boston Water and Sewer Commission (BWSC), also a member of the MWRA system charges a 4:1 I/I fee of $2.41/gallon. Based on these unit costs, Avon should anticipate a 4:1 I/I mitigation ranging from approximately $2,757,000 to $3,432,000 for the proposed sewer extensions for this development scenario. Ultimately, I/I mitigation fees will be negotiated with the Town of Stoughton. Wastewater flow allocations should be phased during upcoming intermunicipal agreement (IMA) negotiations with the Town of Stoughton to reflect the long-term redevelopment horizon associated with the proposed sewer extensions. The projected 4:1 I/I mitigation costs are intended as planning-level estimates for future capital budgeting purposes. The final cost per gallon per day ($/gpd) will require coordination with the Town of Stoughton and MWRA. Preliminary discussions with Stoughton have considered implementation of mitigation contributions through annual funding of Stoughton’s ‘Infiltration and Inflow” line item of $400,000 within their capital budget as well as possible additional sewer related improvements in Town.
Conclusions Merchants Park is the strongest long-term redevelopment corridor within Avon due to its commercial visibility, existing large format retail anchors, and mixed-use redevelopment potential. F&O anticipates redevelopment activity along Stockwell Drive to be successful over the next several years, made possible through the proposed sewer extension. Redevelopment within the AIP is expected to remain primarily industrial and flex-space oriented, with moderate but stable long-term market demand. Although redevelopment intensity within AIP is expected to occur more gradually compared to Merchant’s Park, RKG’s conservative planning assumptions indicate that commercial square footage within the corridor could more than double following the sewer extension. Based on the redevelopment analysis and wastewater flow projections presented herein, F&O recommends the Town proceed with permitting and intermunicipal coordination activities using a long-term planning flow of approximately 286,000 gpd. This planning flow represents a conservative but supportable redevelopment condition appropriate for long-term wastewater infrastructure planning, MEPA and IBT coordination, and future negotiations with the Town of Stoughton. Sincerely,
Michael Davis, P.E. Project Manager
Attachments:
RKG Market and Buildout Analysis
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