Category Archives: Affordable housing / 40B

The Rosebay at Medfield

Today I got this email follow up, below, from the developer that the Medfield Housing Authority selected for the proposed project on Medfield Housing Authority land next to Tilden Village.  I also met with the Legion and its developers this week about their plans, and the issue of how their timing fits in to the town’s safe harbor needs, so I asked Brain McMillin about the timing of his plan, and he reported  “it’s not out of the question that it could take until 2022 or 2023 until these units are ready to be leased up.”  –

 

Rosebay

 

I should probably point out that The Rosebay at Medfield is not public housing, so it is technically not an expansion of Tilden Village.  It will be a privately-owned development located on land leased from the Medfield Housing Authority under a long-term ground lease.

Although it will not be public housing like Tilden Village, all of the units in the proposed development would still be affordable and age-restricted (62+) to meet the Housing Authority’s requirements.  For the Town of Medfield, all 45 of the proposed units would count toward its Chapter 40B Subsidized Housing Inventory and further goals stated under its Housing Production Plan.

The basic structure we have proposed is fairly common and has been used around the country for privately-owned developments built on housing authority land.  We are aware, however, that that it may require some explanation and we plan to provide that detail during our Comprehensive Permit hearing before the Zoning Board.

 

Regards,

 

Brian J. McMillin | NewGate Housing LLC

Tilden expansion filed at DHCD

Rosebay

Tilden Village expansion – The Rosebay at Medfield

This email yesterday from Sarah Raposa about the Medfield Housing Authority’s planned expansion adjacent to its Tilden Village site having taken its first step by means of a filing with the Department of Housing and Community Development –

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We haven’t received the hard copy from DHCD but Mike was cc’d on the submission to DHCD.

Here is the link to the application on the Town’s website:

http://ma-medfield.civicplus.com/CivicAlerts.aspx?AID=59

Best,  Sarah

Sarah Raposa, AICP

Town Planner

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The developer, Brian McMillin of NewGate Housing LLC, Westwood, MA stated to me that while the plans are “available on the Town’s website. . . they are a required step in preparing to file for a Comprehensive Permit for The Rosebay at Medfield, and they contain only basic preliminary information.  More detailed information regarding the proposed development will be provided in the Comprehensive Permit application.”

DHCD OK’s finances of 67 North Street

The Department of Housing and Community Development administers 40B and part of its task is to verify the limit on the profits that developers are allowed to make for any 40B project.  This letter acknowledges that Bob Borrelli has complied as to the eight unit Cushing House rental project he did at 67 North Street.

~ ·. 1·. ~ , I ~; . . Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Charles D. Baker, Governor + Karyn E. Polito, Lt. Governor + Janelle L. Chan, Undersecretary s~" August 3, 2018 Mr. Robert J. Borrelli, Manager Medfield Holdings, LLC 9 Boiling Spring Avenue Medfield, Massachusetts 02052 Re: Cushing House, 67 North Street, Medfield, MA Local Initiative Program-Cost Examination Dear Mr. Borrelli: The Massachusetts Department of Housing and Community Development (DHCD) is in receipt of the "Independent Accountant's Report" (the "Report") dated April 30, 2018, prepared by Raffol and Company, Inc. for the Cushing House project. DHCD has undertaken a review of the Report pursuant to our responsibilities as the Subsidizing Agency (defined under the provisions of760 CMR 56.02) and Sections 7 and 21 of the Regulatory Agreement and Use Agreement (the "Regulatory Agreement") for the project under the Local Initiative Program (LIP). As part of our review we have sought comments from the Town of Medfield, and the Town has evaluated the Report pursuant to Sections 7 and 21 of the Regulatory Agreement. DHCD has reviewed the Report and found it to be satisfactory. DHCD has concluded that the Developer's Equity and Accumulated Distribution Amounts calculated by Medfield Holdings, LLC does not exceed the Limited Dividend Requirements as defined in the Regulatory Agreement. This letter will constitute DHCD's acknowledgment that Medfield Holdings, LLC has satisfied the requirements of Sections 7 and 21 of the Regulatory Agreement, including for purposes of the Surety Bond issued by Needham Bank. Therefore, we are releasing Irrevocable Standby Letter of Credit No. 591096251-1 dated June 15, 2017, issued for Cushing House. Sincerely, Ala~~y~ Deputy Associate Director cc: Michael Sullivan, Town Administrator Kenneth Raffol, Raffol and Company, Inc. Martin Murphy, Esq. 100 Cambridge Street, Suite 300 Boston, Massachusetts 02114 www.mass.gov/dhcd 617.573.1100

More safe harbor

The town received notice form Department of Housing and Community Development that DHCD acknowledges that the Town of Medfield is in a safe harbor with respect to G. L. c. 40B for the next year.  That mailing appears below.  20180618-DHCD-ltr from-HPP Cert Medfield 2018

Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Charles D. Baker, Governor + Karyn E. Polito, Lt. Governor + Janelle L. Chan, Undersecretary June 19, 2018 Mr. Michael T. Marcucci, Chairman Medfield Board of Selectman Town House/ 459 Main Street Medfield, MA 02052 Housing Production Plan - Certification Approved Dear Mr. Marcucci: The Department of Housing and Community Development (DHCD) certifies that the Town of Medfield is in compliance with its Housing Production Plan. This certification is effective for a one year period beginning on May 24, 2018 to May 23, 2019. This Certification of Municipal Compliance is based on the following findings: 1. Medfield has provided evidence that the required number of units described in its request is eligible to be counted towards certification. 2. The 24 Subsidized Housing Inventory (SHI) eligible units in these projects (71 North Street SHI ID# 10221 8 Units) and (Hillside Village SHI ID # 10222 16 units) meet the number (21) necessary to satisfy a one year certification threshold. 3. The housing development is consistent with the production goals outlined in Medfield Housing Production Plan. Please note that all units must retain eligibility for the SHI for the entire certification period. If units are no longer eligible for inclusion on the SHI, they will be removed and will no longer be eligible for certification. This action may affect the term of your certification. I have included an updated list of SHI eligible units. Medfield's current SHI stands at 7.77 %. If you have any questions or need assistance, please contact Phillip DeMartino, Technical Assistance Coordinator, at ( 617) 573-13 57 or Phillip.DeMartino@state.ma.us. Associate Director, DHCD cc Senator Paul Feeney Representative Shawn Dooley Representative Denise C. Garlick Sarah Raposa, Town Planner, Medfield Michael J. Sullivan, Town Administrator, Medfield John J. McNicholas, Acting Chair, Zoning Board of Appeal 100 Cambridge Street, Suite 300 Boston, Massachusetts 02114 www.mass.gov/dhcd 617.573.1100 DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT CH408 SUBSIDIZED HOUSING INVENTORY Medfield Built w/ DHCD Total SHI Affordability Comp. Subsidizing ID# Project Name Address Type Units Expires Permit? Agency 1890 Tilden Village 30 Pound Street Rental 60 Perp Yes DHCD 1891 Allendale Dale Street Ownership 17 Perp YES DHCD DHCD 1892 The Village at Medfield Turtle Brook Way Ownership 6 Perp YES DHCD DHCD 1893 Wilkins Glen Wilkins Glen Road Rental 103 2042 YES MassHousing DHCD 4360 DDS Group Homes Confidential Rental 5 N/A No DDS 9953 The Pare at Medfield One Gateway Drive Rental 92 Perp YES DHCD 10062 Country Estates 21, 25, & 29 Hospital Rd Ownership 13 Perp YES MassHousing 10063 Cushman House aka Cushing 67 North Street ·Rental 8 Perp YES DHCD House 10221 71 North Street 71 North Street Rental 8 Perp YES DHCD 10222 Hillside Village 80 North Meaows Road Rental 16 Perp YES DHCD Medfield Totals 328 Census 2010 Year Round Housing Units Percent Subsidized 6/18/2018 4,220 7.77°/o Medfield Page 1 of 1 This data is derived from information provided to the Department of Housing and Community Development (DHCD) by individual communities and is subject to change as new information is obtained and use restrictions expire.20180618-DHCD-ltr from-HPP Cert Medfield 2018_Page_2

Affordable Medfield house available

A 3 bedroom affordable home at 9 Thomas Clewes Road is now available for $290,800. Applications for the housing lottery are due on June 29, 2018. For more information and a copy of the application:

Select Board minutes from 12/7/17 special meeting with seniors on housing issues

The Select Board held a special meeting at The Center on December 7, 2017, specifically for seniors to discuss senior housing issues in town and options going forward.  Below are the draft minutes of that meeting:

•.. Board of Selectmen The Center Thursday, December 7, 2017 4:00PM Minutes Present: Selectmen Michael Marcucci, Selectmen Gustave Murby, Selectmen Osler Peterson, Kristine Trierweiler, Mark Cerel Meeting was called to order at 4:00. Chairman Peterson read the meeting objectives and agenda into the record. He disclosed that he is not ethically allowed to discuss matter relating to Lot 3 and Hinkley but can discuss the State Hospital property. Selectman Murby shared his impressions from the Senior Housing forum from earlier this fall and wanted people to know what is proposed for senior housing in the MSH plan. Mr. Centore expressed concern that there has been no representation from MSHMPC at the Senior Housing Study Committee's meetings. Mr. Nolan reviewed the status of the draft MSH master plan and uses for Lot 3, Hinkley, Core Campus and cottages, Continuing Care Retirement Communities (CCRC). He noted unit counts and timing concerns. An audience member asked about CCRCs and the ability to amend the draft plan at this stage in the planning process. Mr. Nolan responded that the plan spells out the range of units and locations. There are 16-20 units proposed at Hinkley and 42 on Lot 3. There are a number of dedicated senior units at the Core Campus of the over 200 units proposed at the Core Campus. He was unsure of the number of units for the CCRC. Another audience member asked about the MSHMPC surveys. Mr. Nolan described the mix of uses and types of residential units that are proposed. Chairman Peterson noted that the decision will be up to the residents of the Town at a town meeting, hopefully in March 2018. The audience member is concerned that surrounding towns are building senior units but not Medfield even though they have been paying the same taxes. Not enough work has been done for seniors. Jerry K requests that a special town meeting be scheduled immediately. Chairman Peterson responded that there are a number of complicated steps to do before a meeting may be confirmed. Selectman Marcucci indicated that he would like to see Hinkley go to A TM but there are disposition and legal issues that need to be settled. He believes it is possible to make Hinkley work for at least 16 units of senior housing but the process is heavily regulated. He updated the group on the expansion of Tilden Village. He summarized the work that the Affordable Housing Trust is doing to produce Local Initiative Program units. The 40B process and local preferences were discussed. Mr. Centore stated that the Senior Housing Study Committee (SHSC) survey indicates that the MSHMPC's plan does not include as are needed. He prefers that the Town donate, not sell the land, in order to keep the prices low. Selectman Murby believes that Lot 3 should be commercial and asked how do we drive down the cost of living in Medfield? He discussed topics such as: the diversification of the tax base; the SHSC report says that seniors want to be downtown; affordable housing versus community housing; 40B subsidy versus market rate; equity; and buying versus renting at older ages. Selectman Marcucci asked the seniors to not discount 40B even if they feel like they don't qualify for. We are trying to course direct the market for other types of housing in Medfield. There are differences between developing Town-owned land and private properties. Lee Treadway said that taxes have gone up 30% in the last 5 years. He described the situation where a senior would sell their house but there is no place for them to go because everything in Medfield is so expensive. Chairman Peterson described the town meeting process and the predominance of single-family homes in Medfield and agreed that there aren't many other options for housing types. He would like to see more choices but the Town can't be the developer. Mr. Wolfe asked if there was a better way to validate the need for housing types. Chairman Peterson said that 400 seniors would provide a statistically significant survey for Medfield. Mr. Wolfe thought it could be done for about $20,000. Selectman Murby agreed that the Board needs a survey to more accurately define senior housing needs. He stated that they are in the process of defining goals and overarching priorities for the town and would welcome feedback on them. Mr. Centore spoke about removing Lot 3 from the MSHMPC charge and the need for a new 40S provision. Chairman Peterson clarified that he's not referring to the existing state statute for school children but creating a new "s" for seniors. He further spoke about density being able to reduce costs. He agreed that rentals might be a good option for seniors. Selectmen Marcucci indicated that Lot 3 and Hinkley will be handled sooner than the Campus. Authorization for disposition will need to be secured for Hinkley but it already exists for Lot 3. Mr. Centore asked about funding. Selectman Murby and expressed concern about selling Town land, the price, and having control in the product. Attorney Cerel discussed the submitted petitioned articles and the disposition and legal issues associated with them. Mr. Kazanjian is glad that Lot 3 and Hinkley are being focused on but thinks that we need to get started on the Campus and that the SHSC should issue an RFP for 120 units of senior housing next year. Chairman Peterson said that the process is extremely long. Selectmen Marcucci said that they can petition for what they want but disagrees with the statement that the MSHMPC doesn't have their act together. He says the process is complicated and they are trying their best to come up with a plan for the 12,000 residents of Medfield. There are a lot of people with a lot of different interests in the process. Today's meeting on senior housing is just for one of those interests. Selectman Murby has been to at least % of the MSHMPC meetings and the complexity is not to be disregarded. It is a $500 million real estate project being worked on by dedicated citizens. The infrastructure costs to the Town are in the tens of million dollar range. He recommends that Jerry go to the preferred concept and figure out a way to put definition to the concept and add momentum. Chairman Peterson also appreciates the Committee's work. Lou Fellini believes that the Town is chasing tails on housing. Seniors are asking for recognition. Seniors only get 27 cents on each dollar as 73% goes to the schools. They built this town. Lou asked the Board to stop the tax increases for seniors so seniors can live in this Town for the rest of their lives. Chairman Peterson mentioned the movement in Sudbury to provide relief for seniors but the state constitution requires everyone pay the same taxes. Patricia Treadway applauds the effort to figure out the complicated issue. She agrees that seniors should consider rentals. 67 North Street turned out very nice. She supports more apartments, condos, and assisted living options. Selectmen Marcucci discussed the town budget and the reliance on residential taxes. Chairman Peterson stated that housing can be profitable but it would not be affordable. Mr. Kazanjian stated that the Hospital plan can include commercial to diversity of tax base to offset residential taxes. Chairman Peterson noted that the plan includes too much commercial for the market. Mr. Nolan continued to say that commercial space is Mr. Nolan reviewed the streamlined process of 40R zoning for the campus and Lot 3 and Hinkley to dispose of and develop quickly. Lot 3 and Hinkley can be started before the campus. Same is true of the Cottage Area as it requires less infrastructure and can be developed more swiftly. Mr. Centore would like to see examples of floor plans, price points, and features of the homes to get more seniors excited about it. Selectman Murby responded that the MSHMPC is a planning committee but the one that comes after the MSHMPC next year is a development committee. Brandie Erb described the master plan, zoning, and design guidelines. She discussed the timing and complexity of the plan. Patty Foscaldo asked about building demolition. Brandie Erb discussed the MOU regarding the. She stated that we are nowhere because we don't know which buildings are coming down. She asked when that will be determined despite the length of time the committee has been working on the project. She also asked about nursing homes. Mr. Nolan described the CCRC model which includes the spectrum of independent, assisted, and nursing. He clarified the process that has the committee putting out the preferences and the responses from the development community. The process is slow but there are many disparate objectives (nothing, senior housing, arts, housing for millennials) needs to be distilled into a 2/3 votes at town meeting. There is frustration on all sides. They are trying to finalize the plan and financials. Mr. Wolfe stated that he would like to see the SHSC work with the MSHMPC rather than beat them up in order to create actions. He commends the quality of the work, not the timeframe but he believes they are getting close. He noted that the plan is not only about seniors, it is a balanced view. He also is supporting of an updated survey and action on Lot 3. In closing, Chairman Peterson asked for a show of hands to gauge preferences: • Rental consideration • Detached • Townhomes • Multi-story building with elevator (over 3 stories) • Downtown versus Hospital Rich Ryder asked about the survey that Selectman Murby spoke about. The Board will work on what that survey solicitation will look like for review at their 12/19/17 meeting.20171207_Page_220171207_Page_320171207_Page_4

Senior housing survey closed

survey-2

Barbara Thompson Gips and Dick Scullary put together the survey of Medfield seniors commissioned to get an accurate determination of precisely what types of housing that group really wanted and would be willing to buy.  The survey was mailed to all households in town with a senior in residence (ca. 2,000).  Today Barbara reports that the survey had a great response rate, and that the data should be available soon:

  • 697 Medfield household completed the survey, a response rate of 32%.
  • she should be getting survey data from the town’s consultant next week
  • she should have something for the sub-committee handling the survey within two weeks after that.