Monthly Archives: April 2017

Borrelli 40B gets DHCD approval

Posted on April 7, 2017 | Comments Off on Borrelli 40B gets DHCD approval

jacob_cushman_house

The Department of Housing and Community Development issued a letter dated yesterday (a copy of the letter appears below) that gave its approval to Bob Borrelli’s proposed eight unit 40B at 67 North Street.  Borrelli next applies to the Zoning Board of Appeals of the Town of Medfield for a comprehensive permit.

Those eight affordable units are the second part of the affordable housing units needed by the Town of Medfield to gain a one year safe harbor from unfriendly 40B’s, when added to the Larkins’ thirteen affordable units at their Hospital Road 40B that were approved by the Zoning Board of Appeals this week.  The one year of safe harbor runs from the date that the Zoning Board of Appeals permits the Borrelli 40B units.

However, the town next needs to plan now for the twenty-one affordable units it needs to build each year for the next several years to keep its safe harbor from the unfriendly 40B’s.  The town needs about 140 affordable units beyond those described here.  Come to the Affordable Housing Workshop at 7PM on April 11 at The Center to hear about the next steps.

Commonwealth of Massachusetts DEPARTMENT OF HOUSING & . COMMUNITY DEVELOPMENT Charles D. Baker, Governor + Karyn E. Polito, Lt. Governor + Chrystal Kornegay, Undersecretary April 6, 2017 Mr. Robert J. Borrelli, Manager Medfield Holdings, LLC 9 Boiling Spring Avenue Medfield, Massachusetts 02052 Mr. Mark L. Fisher Medfield Board of Selectman 459 Main Street Medfield, Massachusetts 02052 RE: Cushing House, Medfield, Massachusetts De terr 11i11alio11 of Project Eligibility under the Local Initiative Program (LIP) Dear Messrs. Borrelli and Fisher: I am pleased to inform you that your application for project eligibility under the Local Initiative Program (LIP) for the proposed Cushing House project has been approved. This approval is based on your application that sets forth a plan for the development of eight rental units. The proposed rents of the LIP units are generally consistent with the standards for affordable housing to be included in a community's Chapter 40B affordable housing stock. As part of the review process, Department of Housing and Community Development (DHCD) staff has performed an on-site inspection of the proposed project sites. DHCD has made the following findings: 1 . The proposed project appears generally eligible under the requirements of the Local Initiative Program, subject to final program review and approval; 2. The site of the proposed project is generally appropriate for residential development; 3. The conceptual plan is generally appropriate for the site on which the project is located; 4. The proposed project appears financially feasible in the context of the Medfield housing market; 5. The initial proforma for the project appears financially feasible and consistent with cost examination and limitations on profits and distributions on the basis of estimated development costs; 6. The project sponsor and the development team meet the general eligibility standards of the Local Initiative Program; and I 00 Cambridge Street, Suite 300 Boston, Massachusetts 02114 www.mass.gov/dhcd 617.573.1100 Medfield - Cushing House Page2 7. The project sponsor has shown evidence of ownership of the Project site. The proposed project must comply with all state and local codes not specifically exempted by a comprehensive permit. Please provide us with a copy of the comprehensive permit as soon as it is issued. The DHCD legal office will review the comprehensive permit and other project documentation. Additional information may be requested as is deemed necessary. Following the issuance of the comprehensive permit, the specifics of this project must be formalized in a regulatory agreement signed by the municipality, the project developer, and DHCD prior to starting construction. As stated in the application, the Cushing House project will consist of eight units, two of which will be eligible for inclusion in the Medfield's subsidized housing inventory. The affordable units will be marketed and rented to eligible households whose annual income may not exceed 80% of aFea median income, adjusted for nousehofd size, as determined by t""li-e+Uf-'.Sq-.---Department of Housing and Urban Development. The conditions that must be met prior to final DHCD approval include: 1. A final affirmative fair marketing and lottery plan with related forms shall be submitted that reflects LIP requirements including consistency with the Comprehensive Permit Guidelines, Section Ill, Affirmative Fair Housing Marketing Plans; 2. Any changes to the application it has just reviewed and approved, including but not limited to alternations in unit mix, rents, development team, unit design, site plan and financial proforma reflecting land value, must be approved by DHCD; 3. The project must be organized and operated so as not to violate the state antidiscrimination statute (M.G.L. c151B) or the Federal Fair Housing statute (42 U.S.C. s.3601 et seq.). No restriction on occupancy may be imposed on the affordable unit (other than those created by state or local health and safety laws regulating the number of occupants in dwelling units); and 4. The Town shall submit to DHCD the finalized details of the comprehensive permit. As the Cushing House project nears completion of construction, DHCD staff may visit the site to ensure that the development meets program guidelines. Medfield - Cushing House Page2 When the units have received Certificates of Occupancy, the developer must submit to both DHCD and to the Town of Medfield a project cost examination for the comprehensive permit project. This letter shall expire two years from this date or on April 7, 2019 unless'a comprehensive permit has been issued. We congratulate the Town of Medfield and the project sponsor on their efforts to work together to increase the Town's supply of affordable housing. If you have any questions as you proce. d with the project, please call Alana Murphy at 617-573-1301. cc: Sarah Raposa, Town Planner Michael Sullivan, Town Administrator James Murphy, Esq. Office of the Chief Counsel, DHCD Enc. RESPONSIBILITY FOR COST CERTIFICATION: By your signature below, Medfield Holdings, LLC acknowledges and accepts this approval letter, including the obligation under law to provide the Department of Housing and Community Development and the Town of Medfield with a project cost examination. Signature: ___________ _ Name (print): __________ _ Date: _____________ _ Upon receipt, please make copy of this letter and return a signed copy to Division of Housing Development, Department of Housing and Community Development, 100 Cambridge Street, Boston, MA 02114 ATTN: Local Initiative Program Cushing House, Medfield, Massachusetts LOCAL INITIATIVE PROGRAM - COMPREHENSIVE PERMIT Sponsor: Medfield Holdings, LLC 9 Boiling Spring Avenue Medfield, MA 02052 Project Addresses: 67 North Street Medfield, MA 02052 This project will provide ownership opportunities according to the following breakdown: Tl£ee of Unit ·#Units # Bdrms #Baths Gross SF Maximum Rent Market Units Two Bedrooms 6 2 1 876 $1,950 LIP Units One Bedroom 1 1 1 700 $1,279 Two Bedrooms 1 2 1 740 $1,461 TOTAL UNITS 820170406-DHCD-ltr from re Cushing House PEL_Page_220170406-DHCD-ltr from re Cushing House PEL_Page_320170406-DHCD-ltr from re Cushing House PEL_Page_4

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Posted in Affordable housing / 40B, Uncategorized

The revised Cultural Arts Facility Feasibility Study

Posted on April 7, 2017 | Comments Off on The revised Cultural Arts Facility Feasibility Study

DBVW Architrects-cultural arts center

I had not realized that Louise Stevens had done an updated revision to her financial analysis of a cultural arts center at the former Medfield State Hospital site, so I am posting a link to that updated report here –

20170406-ArtsMarket-Medfield Feasibility Report April REV

DBVW Architrects-cultural arts center-glass connector

These renderings are from the DBVW Architects report –

20170406-DBVW Architrects-1624_Existing-Conditions-Report_17-0403-Email(1)

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Posted in Art, Cultural, Medfield State Hospital

MSH arts/cultural center financial analysis

Posted on April 7, 2017 | Comments Off on MSH arts/cultural center financial analysis

msh-lee-chapel-by-jt

Jean Mineo, Medfield’s arts and cultural guru, notes this morning my failure to include the Louise Stevens financial analysis of an arts/cultural center at the Medfield State Hospital site, when I posted a link to the DBVW Architects design concept report yesterday afternoon.  So here is the link to Louise Stevens’ financial analysis of an arts/cultural center at the Medfield State Hospital site from last October, that was updated this month –

20170406-ArtsMarket-Medfield Feasibility Report April REV.pdf

I had intended to post it with the DBVW material, but ran short of time.  The DBVW report has the stunning visuals with a new glass connector between the Lee Chapel and the Infirmary, while the Louise Stevens analysis says that it can work financially.

My major take away from hearing Louise Stevens present and reading her report last fall was that the arts/cultural center can be financially self-sustaining, mainly by means of rental income as a wedding location.  However, the benefit to the town is having a robust arts/cultural center all the other days of the year.

These studies were spearheaded by Jean’s efforts, and were funded partly by monies voted at the annual town meeting a year ago and a state grant Jean secured for the town.

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Posted in Art, Cultural, Medfield State Hospital

Cultural/arts center proposal for MSH

Posted on April 6, 2017 | 2 comments

Lee Chapel at msh

At the Medfield State Hospital Master Planning Committee meeting last night, Douglas Brown of BDVW Architects from Providence presented his analysis of the potential for using the Lee Chapel and the adjoining Infirmary building as a cultural arts center.  Mr. Brown indicated that those two buildings were in good condition.  His plan has them being connected by a glass addition, which would become the entry way and also house the rest rooms.   The written report is available via the link that follows.

20170406-DBVW Architrects-1624_Existing-Conditions-Report_17-0403-Email(1)

An earlier economic analysis found that such a proposal was generally close to being economically self-sustaining.  Also, most of the construction costs appeared to be covered by selling the naming rights and fund raising.

One of the most intriguing suggestions was to have the new arts/cultural center be melded into and run as part of the Medfield Park & Recreation Commission, so that the town would have a Parks, Recreation, and Arts Commission.  The Medfield Park & Recreation Commission members present last night wanted to get the results of their new building feasibility study this June before they consider any such change.

2 Comments

Posted in Art, Cultural, Medfield State Hospital

Office hours tomorrow 9-10AM

Posted on April 6, 2017 | Comments Off on Office hours tomorrow 9-10AM

Center_and_sign

Office hours tomorrow 9-10AM

I hold regular monthly office hours at The Center on the first Friday of every month from 9:00 to 10:00 AM (litigation schedule permitting).

Residents are welcome to stop by to talk in person about any town matters.  Residents can also have coffee and see the Council on Aging in action (a vibrant organization with lots going on).

I eterson can be reached via 508-359-9190 or this blog about Medfield matters  https://medfield02052.wordpress.com/https://medfield02052.wordpress.com/, where any schedule changes will be posted.

 

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Posted in Select Board matters, Uncategorized

ZBA approves Hospital Road 40B

Posted on April 6, 2017 | Comments Off on ZBA approves Hospital Road 40B

40b

The Zoning Board of Appeals of the Town of Medfield yesterday approved and today released its decision on the Larkins’ 49 units (with 13 affordable units) Country Estates 40B project, granting approval subject to pages of conditions.  This link goes tot eh full decision – 20170406-ZBA-1300 – Country Estates – Hospital Road – Comp Permit

I know that blasting was a special concern of the neighbors, especially given the amount of ledge, and this is the blasting condition and the final conclusion:

=================================================================

G.l 7. Blasting – Pursuant to 527 CMR 1.00, Chapter 65, a licensed blasting professional
shall perform all blasting on the Property after proper pre-blast inspections and
surveys have been conducted and all required permits have been obtained from
the Medfield Fire Department, and such work shall be performed in accordance
with all local, state and federal requirements. Prior to any blasting or rock
removal, the Fire Chief shall review and approve a plan, including a schedule, for
such drilling, blasting, and hammering. No blasting shall take place before 10:00
a.m. or after 4:00 p.m., Monday through Friday. The plan and schedule shall be
provided to the Board two weeks before commencement of drilling, blasting, or
hammering.
G.18 Rock Crushing. No onsite rock crushing shall be conducted except for that
necessary for use onsite from 10:00 a.m. to 3:00 p.m. ,Monday to Friday. All
other rock shall be crushed offsite.

===================================================================

V.       CONCLUSION

For all the reasons stated above and pursuant to the Board’s authority found in G.L. c.40B, §§ 20-23, the Comprehensive Permit application is hereby APPROVED WITH CONDITIONS by a vote of 3 to 0.    The Board reserves the right to cause this Decision to be recorded at the Norfolk County Registry of Deeds.

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Posted in Affordable housing / 40B, Uncategorized, Zoning

Dr. Potee on May 2

Posted on April 4, 2017 | Comments Off on Dr. Potee on May 2

MCAP Logo_1C_300

Dr. Ruth Potee at 7PM on May 2

Just checked and my notes from our 2/10/17 Medfield Cares About Prevention (MCAP) meeting and the Superintendent said that that Dr. Ruth Potee will be speaking in Medfield at 7PM on May 2 – someone asked me when it was going to be.

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Posted in Uncategorized

MEDFIELD AFFORDABLE HOUSING WORKSHOP

Posted on April 3, 2017 | Comments Off on MEDFIELD AFFORDABLE HOUSING WORKSHOP

town seal

MEDFIELD AFFORDABLE HOUSING WORKSHOP

TUESDAY, APRIL 11, 2017 AT 7PM AT THE CENTER

Please join the Town of Medfield and Community Opportunities Group, Inc. at a public workshop to discuss issues related to affordable housing in Medfield.

 

The purpose of the workshop will be to:

·        Provide information regarding Affordable Housing Trusts and Inclusionary Zoning

·        Obtain feedback on affordable housing goals

·        Provide the public with the opportunity to ask questions and comment on upcoming warrant articles at Annual Town Meeting

 

The workshop is open to all members of the public.

Questions? Please contact Sarah Raposa, Town Planner, at (508) 906-3027
 

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Posted in Affordable housing / 40B

ALS discussion 4/10

Posted on April 3, 2017 | Comments Off on ALS discussion 4/10

ambulance

The Warrant Committee and the Board of Selectmen just confirmed arrangements for a joint meeting at 7:30 PM on Monday April 10 to discuss the pending Advance Life Support (ALS) town meeting warrant article and the town’s ALS situation and its solution.

The town’s private ALS service providers ceased supplying ALS services on short notice to the town last year, and the town now relies on mutual aid from Westwood, Walpole, and Norfolk to supply ALS intercept services as needed.

On average, the Medfield Fire Department has two ambulance runs per day and where about 25% of the runs require ALS services, therefore the town averages one ALS run every other day.

Before announcing his retirement, Chief Kingsbury had recommended the hiring of six full time firefighter-paramedics to provide the ALS service, at a present cost of close to $500,000 a year, which was exclusive of the retirement pension and retiree health care costs the town would eventually pay later.

Other possible alternatives include:

  • hiring a private service to provide the needed ALS service (estimated at $600,000/year); and
  • seeking a regional solution with the surrounding towns that also do not now provide ALS services – Dover, Sherborn, Millis, and Medway.

It really comes down to a policy decision of both how much the town is willing to pay to have the paramedic answer the calls when the ALS services are needed, and how best to have the paramedic there when needed from among the various options that are available.

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Posted in Fire Department

Green Community recognition 4/12

Posted on April 3, 2017 | Comments Off on Green Community recognition 4/12

The Medfield Energy Committee was tenacious, working hard over many years to position Medfield to become a Green Community, by satisfying the five required criteria, most recently by crafting a five year plan for a further 20% reduction by the town government’s energy use – that was filed and accepted by DOER over the winter.  The DOER invitation to the Green Community designation event appears below.  The five year plan was a “further” reduction, because the Medfield Energy Committee already had affected over a 30% energy use reduction since MEC first started its work.

It turns out that saving the planet also helps to save the town money.

And, don’t forget that qualifying as a Green Community also gets the town a $148,000 DOER grant, as well as access to future ongoing competitive DOER grants. So doing the right thing also earns the town money.

Westwood used one of the DOER competitive grants ($250,000) to buy and convert all its streetlights to LED fixtures.

Our own streetlight purchase ($1) and LED conversion (in round numbers, about $100,000) is a warrant article at our upcoming town meeting.  In general terms the town would spend about $100,000 to buy and convert to LED’s, get a now available, time limited $30,000 DOER grant to do so, and save about $30,000/year in future reduced electricity charges, for a pay back of the cost to convert in less than three years.

20170412-DOER-GC Event Invitation Medfield

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Posted in Energy Committee, Environmental, Green, Town Services