Today I received these informational materials and the agenda for the Board of Selectmen meeting on November 27 – 20181127-agenda & materials
Today I received these informational materials and the agenda for the Board of Selectmen meeting on November 27 – 20181127-agenda & materials
From Susan Maritan –
New Life Furniture Bank of MA is celebrating five years of changing lives for individuals and families in transition, specifically, those coming out of homelessness, those escaping domestic abuse, victims of fires and floods, and veterans. With donors’ help they provide, at no cost to the individuals, high-quality, gently-used household essentials and furniture, including beds for all family members.
Their Changing Lives campaign began this month with the goal of raising $100,000 by year-end to support their growth, specifically: serving more client households, renting more warehouse space, purchasing more mattress sets, purchasing a new box truck, and hiring full- and part-time staff.
Below is a clever video they produced showing happy faces of clients. Would you please share this link with your community, many of whom are donors and might appreciate seeing actual video messages from New Life clients.
Thank You and Happy Thanksgiving,
New Life Furniture Bank of MA
This email yesterday from Sarah Raposa, Town Planner about the town’s draft letter to Department of Housing and Community Development about the Rosebay project –
TOWN OF MEDFIELD
BOARD OF SELECTMEN
TOWN HOUSE, 459 MAIN STREET
MEDFIELD, MASSACHUSETTS 02052-0315
November 27, 2018
Catherine Racer, Associate Director
Division of Housing and Development
Department of Housing and Community Development
100 Cambridge Street, Suite 300
Boston, Massachusetts 02114
RE: Chapter 40B Comprehensive Permit
|Project Name:||The Rosebay at Medfield|
|Location:||30 Pound Street, Medfield, MA, 02502|
|Number of Units:||45 Units (45 affordable)|
|Applicant:||Newgate Housing LLC|
Dear Ms. Racer,
Thank you for the opportunity to comment on the Project Eligibility Application under the Chapter 40B program, for a proposed Low Income Housing Tax Credit (“LIHTC”) development. The Rosebay at Medfield, a 45-unit senior housing rental development proposed by Newgate Housing LLC contains 37 one-bedroom units and 8 two-bedroom units as well as programming space for elder services. The project site, which is currently in partial use as a Medfield Housing Authority senior housing property (“Tilden Village”), which currently contains 60 units within six two-story buildings and is served by existing municipal infrastructure. As Tilden Village is not served by elevators and none of the upper-story units are accessible, and as the proposed development includes programming space for elder services, it is logical to locate new senior housing on the undeveloped two-acre portion of the site; particularly as there is very limited available land in Medfield that is served by public water and sewer – including most undeveloped Town-owned land and the former Medfield State Hospital Site; thereby presenting significant challenges to the provision of affordable housing on other Town-owned sites. In order to increase both the supply of affordable senior rental housing, and also handicap accessible housing, as well as to provide a modest number of two-bedroom units to accommodate households with authorized home care workers, and the inclusion of space for elder services, the site at 30 Pound Street is ideal given its proximate location to the Town Center, existing senior housing, and local services.
The Medfield Board of Selectmen has reviewed the application and is in support of the concept to construct affordable senior housing on this site; but has some reservations about the design and potential traffic impacts of the proposed building. Having recently completed a Housing Production Plan which underscored the need for more diverse housing units in terms of unit size, tenure, and cost, the Plan specifically identified both Tilden Village and the Town Center as a target area for affordable housing. The Town-led effort to allow further development at Tilden Village has been a partnership between the Board of the Selectmen, the Medfield Affordable Housing Trust, and the Medfield Housing Authority to develop and issue and RFP for this site, and then to select the most responsible proposer [Newgate LLC]. The applicant has worked with the Town to develop a development program to create additional senior housing. The building, which has not yet undergone local permitting, has generated concern from neighboring residents and within the Town government. Although the applicant states that much of the design issues could be worked out during the Zoning Board of Appeals (“ZBA”) process, the Town would prefer the applicant to revise their design program prior to appearing before the ZBA as incomplete applications could potentially undermine concerted efforts on the Town’s part to make the plan review process as transparent as possible. The applicant’s permitting strategy to wait until after the commencement of a hearing at the ZBA could damage newly formed public trust and could lead to confusion and the spread of misinformation, which could be detrimental to an already sensitive proposal for much needed housing and add considerable time and acrimony to the process. Due to these factors, the Board of Selectmen may opt not to support this project unless the applicant changes approach and becomes more responsive to community concerns regarding design and traffic impacts, and consequently, they may recommend that the Zoning Board of Appeals deny this project, as is their right due to the Town’s position in Safe Harbor.
In addition to the Town’s efforts to improve public perception regarding affordable housing, the Town has made significant strides to increase the actual production of affordable housing opportunities within the Town. Since the completion of the Housing Production Plan, the Town has authorized the formation of an Affordable Housing Trust (“Trust”), passed a $1m bond to capitalize the Trust, and adopted an aggressive Inclusionary Zoning Bylaw at Annual Town Meeting in 2017. The Town has been involved in further planning efforts including the Trust’s completion of a Five-Year Action Plan and Strategy and a Master Plan for the State Hospital site, which features provisions for affordable housing opportunities. Since the adoption of the Housing Production Plan, the Town has met their targets to reach Safe Harbor by approving the following developments: Cushman House at 67 North Street (rental, 8 units, 2 affordable), 71 North Street (rental, 8 apartments, 2 affordable), Chapel Hill Landing (ownership, 49 units, 13 affordable), Hillside Village (rental, 16 apartments, 4 affordable), and is currently reviewing Medfield Green at 41 Dale Street (mixed tenure, 36 units, 27 SHI eligible units).
The Medfield Planning Board took the opportunity to comment on the proposal early in concept at their August 28, 2017 meeting and again at their September 17, 2018 meeting. The Planning Board is concerned about the design of the building; in particular with respect to the roofline and the massing. Although the school complex is a large institutional building, Tilden Village consists of modest two-story structures and the surrounding neighborhood contains single family homes. The Planning Board is concerned that the proposed building is not in keeping with the architectural vernacular of the area and would like to see more effort to appropriately mass the building so as to minimize impacts on neighboring properties. Medfield’s local design standards discourage long unbroken facades, and they should be avoided and broken up with recesses and projections, changes in materials, and complimentary landscaping; although these standards are not applicable to a development pursuant to Chapter 40B, they do offer insight as to what the Town might consider appropriate design. The Planning Board also requested a traffic report and recommended the Zoning Board of Appeals consider obtaining technical assistance for the design review of the proposed building.
A site visit with DHCD was conducted on November 6, 2018. During the site visit, the following issues were discussed:
Following the site visit, Town Officials have submitted the following comments:
The Town Administrator is not supportive of this proposal. The Town Administrator believes that the proposed neighborhood has faced a lot of recent development, including the 2005 renovation of the Middle and High Schools (originally constructed in 1961), a recent multifamily conversion resulting in the preservation of the historic Cushman House and resulting in 8 units including two affordable handicap accessible units, and a proposed adjacent multifamily project, also resulting in an increase of 8 units including two affordable units for a total of 16 units within a half mile radius of the project site. Further, Pound Street is currently used as a commuter cut through which would be impacted by this project. The Town Administrator would prefer to focus development at the Former State Hospital Site.
BOARD OF HEALTH
Due to the project site’s location within the Aquifer Protection Zone [which covers much of the Town], the applicant is requested to infiltrate, at a minimum, the first one-inch of run-off from the site entire site, and that run off from impervious surfaces be treated to the highest regulatory standard prior to infiltration. The Board of Health believes this will help ensure that the Town can maintain a clean and adequate supply of drinking water to its citizens, including those who reside and/or work at this project site.
DEPARTMENT OF PUBLIC WORKS
Although the Department of Public Works (DPW) anticipates that all drainage, water, and sewer utilities will be shown on future plans as the project progresses, there are still some concerns about other missing elements. The current plans do not address snow removal for the planned development. It is unclear if there will there be snow storage areas dedicated for winter operations or if the snow be removed from the site. DPW notes that if the snow is planned to be removed from the site, accommodations for larger removal equipment such as, loaders, trailer dumps or large blowers should be considered. Parking vehicles within the right-of-way while snow removal in the development takes place should not be entertained as the town enforces parking bans throughout the winter months. In addition, the applicant shows a driving lane and two parking spaces located within a 20’ wide drainage easement held by DPW. Further discussion between the applicant and DPW will be required regarding the easement. In addition, details for handicap accessibility should be shown for each of the sidewalk approaches to the main entrance driveway on Pound Street. Lastly, DPW notes that all permits should be obtained before any work has commenced for street opening, trenching, and water and sewer connections; and believes the applicant should satisfy concerns related to increased traffic.
COUNCIL ON AGING
The Council on Aging is supportive of this proposal but has some concerns about the appearance of the building, as well as the size and height.
MEDFIELD PUBLIC SCHOOLS
The Medfield School Department is concerned by how close the building and parking is to adjacent Middle and High School complex. Many students at both the middle school and high school walk to school, and use an existing path that runs through the site to access the school. Maintaining the safe pedestrian access through the site for students should be a priority. There is also concern that the current road on the school side will be used as an emergency egress into the property. The school property has consistent traffic from 7am -11 pm from Sunday-Saturday for the period of September – June, and could be impacted by this project. Finally, the School Department notes that part of the Housing Authority property is currently in use as a playground for the School’s daycare.
MEDFIELD POLICE DEPARTMENT
The Medfield Police Department is supportive of this proposal, but would like to see more details related to site illumination and traffic impacts.
MEDFIELD FIRE DEPARTMENT
The Medfield Fire Department would prefer the applicant use a lockbox at the gate for emergency egress in lieu of Opticon, a barcode scanning system.
In addition to those comments by Town Officials, a number of neighbors and residents have also submitted comments on the proposed project. Most comments related to concerns related to the Aquifer Protection District, the appropriateness of the building, the design of the building, and traffic impacts; however, not all letters spoke in opposition and several residents did issue letters of support.
Finally, the Town has some concerns regarding the pro forma and the long-term financial viability of the project once the compliance period ends for tax credit recapture. The Town recognizes that there are real challenges with respect to finding income eligible tenants who can afford LIHTC rents without a rental subsidy. With no long-term rental subsidy or other known recapitalization plan, there is some concern as to what position this may put the Housing Authority in should they wish to regain control of the property upon the dissolution of the Limited Partnership Agreement in light of the need to also pay for maintenance and management expenses. The Town also notes that the fair market rents for 2019 have been issued and should be used in New Gate LLC’s pro forma calculations. Due to long-term funding challenges, the Town also recognizes that the affordable units in this development are smaller than those required by DHCD but believes this will assist with future affordability. As the project consists of three fully handicap accessible units and two hearing impaired accessible units, and the building is served by an elevator, the Town is satisfied that the units will provide significant housing opportunities for lower income senior households. Although DHCD has advised against the inclusion of two-bedroom units, the Town would like to see the two-bedroom units to remain so as to allow for the occupancy of an authorized home care worker and believes such units would provide a significant benefit the Town.
In consideration of the above comments, and those enclosed, it is our expectation that you will agree that the Rosebay at Medfield is eligible for funding by DHCD so they may proceed with applying for LIHTC credits.
Please do not hesitate to contact us with any questions that you may have.
Michael Marcucci, Chairman
Medfield Board of Selectmen
The Medfield Foundation (MFi) Legacy Fund has announced its inaugural grants totaling $20,000 to three nonprofits serving the Medfield community. An award celebration and presentation of the grants will take place in Medfield on the evening of November 29. The grants are the first to be awarded by the MFi Legacy Fund, founded in 2016, and are made possible by the generosity of Medfield donors.
Chris Cahill, Co-Chair of the MFi Legacy Fund, said: “We are honored to support a range of exciting programs and projects benefiting Medfield. The focus and dedication of these organizations to making a difference in town is truly impressive.”
The 2018 MFi Legacy Fund grants are going to:
The MFi Legacy Fund seeks to invest in Medfield-based initiatives that help ensure a strong and vibrant community. The MFi Legacy Fund is a newly formed endowment for the long term, engaging in annual grant-making for impact now and in the near future.
About Medfield Foundation Legacy Fund
The Medfield Foundation Legacy Fund, an endowed fund of the Foundation for MetroWest, was formed to support community-driven projects in Medfield, ensure a strong and vibrant community, and respond to diverse needs and voices into the future. MFi Legacy Fund is a permanent grantmaking source of funding to support community needs and opportunities, and provide ways for donors to give back or leave a legacy to the community. For more information, visit www.foundationformetrowest.org/medfield.
About the Medfield Foundation
The Medfield Foundation, Inc. a volunteer-run private nonprofit, tax deductible 501(c)(3) corporation created in 2001 to raises private monies for public purposes in the Town of Medfield, Massachusetts. The Medfield Foundation allows donors to designate their donations for particular purposes. The Medfield Foundation allows motivated groups to raise monies for Medfield purposes under the rubric of the Medfield Foundation.
To date, the Medfield Foundation has raised, administered, and passed through over $2,000,000.00 in private donations for the Town of Medfield to help fund, create, and/or facilitate the senior bus, the Medfield Night Fireworks, the Dale Street Playground, the Field of Dreams at the Medfield High School, the track and bleachers at Medfield High School, the Domeshek Library Fund, the Angel Run, the town’s Youth Outreach Worker, the Zullo Gallery, the Adult Community Center, the Middle School auditorium, the schools in general, the Animal Shelter, the veterans plaques, the Cultural Council, among others.
A variety of planned giving opportunities are available.
The Medfield Foundation annually
About the Foundation for MetroWest
Established in 1995, the Foundation for MetroWest is the only community foundation serving the 33 cities and towns in the region. We promote philanthropy in the region, help donors maximize the impact of their local giving, serve as a resource for local nonprofits and enhance the quality of life for all our residents. Since inception, the Foundation has granted $15 million to charitable organizations and currently stewards more than $22 million in charitable assets for current needs and future impact. To learn more, please visit www.foundationformetrowest.org or call 508-647-2260.
Email from Mike Sullivan –
Moe just called me to let me know that there was a bad three vehicle accident at the above location and that they have been asked to shut down Route 27 in that vicinity to allow accident reconstruction teams to do an assessment. This will restrict access to the transfer station, which is open today. He didn’t know the extent of the injuries, what type of vheicles were involved or any other information regarding the accident. He will call with updates as they become available. Kris, can you put something on the website to notify residents that access to the transfer station will be limited for a while. Mikes
Email from neighbor = “Our main concern is the scale of the project is massive in relation to the neighborhood.”
Sarah Raposa email back = The Planning Board will be requesting that the ZBA include architectural and design review as part of the the ZBA’s technical review process in order to find ways to reduce the height and bulk of the building.
Sarah Raposa, AICP
459 Main Street
Medfield, MA 02052
Always best to get your information from the people who really know things. This is the response email from Sarah Raposa to the abutting neighbors providing the straight story.
Pete did a good job of summarizing the process and addressing your concerns. I think that some of the aspects of the failed Senior Housing Overlay District Bylaw may have trickled into your thinking on Points 4 & 5. The Rosebay units are indeed proposed to be perpetually affordable to seniors who income qualify (Point 4) and the Town will likely exercise its right to request 70% local preference (Point 5). The local preference step is done after a comprehensive permit is issued. We have done this for all of the 40B thus far. Affordability and local preference were issues that came up at special town meeting that we could not control through the zoning but are part of the 40B process.
Please let me know if you have additional questions or concerns.
Sarah Raposa, AICP
459 Main Street
Medfield, MA 02052
I responded this morning to an email from Pound Street neighbors of the proposed Rosebay project to both me and Sarah Raposa, Town Planner, and I thought others might be interested in that response, which follows.
Sarah will know this landscape better than I, but I will share what I know and my current thinking.
The current step calls for the Board of Selectmen to make a submission to Department of Housing and Community Development about the appropriateness of the site for the project, which is an initial determination that DHCD must make for the developer to move forward to the real permitting phase, which is the application for a comprehensive permit before the Zoning Board of Appeals of the Town of Medfield. It is really before the ZBA where the decisions will get made as to all the details of the sorts of land use issues that you are raising as concerns will get addressed and decided. The ZBA will undoubtedly be seeking neighborhood input into what it should decide, and I encourage you to be involved in that process. It is usually an iterative process over many meetings, spread over many months, as the developer will submit detailed plans and the town will hire, at the applicant’s expense, its own peer review engineers and other experts to analyze those plans and to make recommendations to the ZBA on the developer’s submission.
At this stage, DHCD is merely issuing a preliminary yes or no as to whether the proposed project is appropriate enough to the site so as to be allowed to proceed to the comprehensive permit filing process. You may recall that the 200 unit proposed 40B at the intersection of Rte. 27 and Dale Street was denied site approval by DHCD at a similar stage, in what all said at the time was a highly unusual denial. It is my understanding that almost all proposed 40B’s receive DHCD approval to move forward to the comprehensive permit stage.
To date, the Board of Selectmen has generally been in favor of expanding the senior housing at that site, but to date has not weighed in on the current proposal.
However, I can share with you my thoughts on your particular issues (in the red):
This project is being planned by Brian McMillin, who formerly worked with Gatehouse when Gatehouse developed The Parc on West Street, and if Rosebay is build, the plans say that it would be managed by Gatehouse. Therefore, I would expect Rosebay to both look and operate much as The Parc has. From my recent inquiries of those who live directly across West Street from the Parc, I have learned that those people have found The Parc to be a problem free neighbor.
The Medfield Foundation team is growing! MFi welcomes new board members — Linda D’Amore, Betsy Marble, and Kerry McManama. #BuildingCommunity #GiveWhereYouLive
The women joined the board to extend engagement among Medfield citizens, support the expansion of MFi-supported initiatives and contribute to the objective of raising private funds for public needs.
Read the full Medfield Press article her bit.ly/MFiBoard
On 11/6/18, DHCD hand-delivered the Rosebay 40B application packet to the Town, commencing the 30-day comment period. The municipal comment letter must be received by DHCD by December 6, 2018.
Departmental comments should be submitted to the Town Planner by Tuesday, November 13th for incorporation into the draft municipal comment letter for approval at the 11/27 BoS meeting.
Residents may submit comments to the Board of Selectmen through Evelyn Clarke at email@example.com and send comments directly to DHCD:
Catherine Racer, Associate Director, (with cc to Rebecca Rebecca Frawley Wachtel – DHCD Tax Credits and HOME Program Director)
Department of Housing and Community Development
100 Cambridge Street, 3rct Floor
Boston, MA 02114
This new development is proposed as 45 units of rental housing restricted to residents age 62 and over. All 45 of the apartment homes in The Rosebay are proposed to be affordable to senior residents. The development site is a portion of the Medfield Housing Authority (“MHA”) property in Medfield, Massachusetts, for which MHA has granted the applicant an option to enter into a Ground Lease. MHA has also entered into a Master Development Agreement with NewGate Housing LLC (“NewGate”) for the proposed development.
The proposed development is expected to include 45 apartment homes in a single residential building. Of the 45 apartments, 37 are proposed as one bedroom/one bath units, and 8 are proposed as two bedroom/two bath units. All of the apartments in the proposed development will be age-restricted and all 45 will be eligible to be counted on Medfield’s Subsidized Housing Inventory for purposes of Chapter 40B. In addition to residential units, the building is also expected to house a community center “Club Room” for residents, a fitness center, a computer lab, a leasing and management office, a dedicated supportive services office and consultation center, mail and package facilities, and a maintenance facility. The proposed development will also include trash/recycling; outdoor recreation amenities such as picnic areas, community gardens, and a rooftop garden deck; and related parking, utilities, infrastructure, and landscaping improvements.
Here is info on the rare rosebay rhododendron and the trail off Woodridge: