Category Archives: Affordable housing / 40B

Medfield Planning Board Vacancy – Associate Member

planning

Medfield Planning Board Vacancy – Associate Member

Released June 30, 2020

The Town of Medfield Planning Board is seeking to fill 1-2 vacant Associate Member positions.  Anyone who may be interested should submit a letter of interest to Sarah Raposa at sraposa@medfield.net by September 1, 2020.

The Planning Board is an elected town board of five members, each with a five-year term. The purpose of the Planning Board is to guide the development of the Town in the best interests of all its residents. The Board has very specific responsibilities and authorities as granted by Massachusetts General Laws and the Medfield Zoning By-Laws.

The Planning Board generally meets in the evening 2-3 times per month. Regular meetings are scheduled for the first and third Monday and there is often an additional work session scheduled.  Associate member attend and participate in all meetings though are not considered voting members of the Board. This allows Associates to learn about the intricacies of the Planning Board in preparation for running in the local election.

The Planning Board is responsible for the review and approval of all subdivisions (the division of a tract of land into two or more lots) through a comprehensive process prescribed by MGL Chapter 41 Sections 81L-GG and Town Code Article 310 involving review by relevant regulatory agencies, public hearings, covenants with developers, performance bonding, and ongoing compliance monitoring.

Under “Site Plan Approval” and “Special Permits” in the Zoning By-Laws (MGL Chapter 40A and Town Code Article 300), the Board also has the responsibility to assure that prior to any new construction or significant changes to an existing structure, other than single family dwellings, such factors as community needs, abutters’ concerns, visual amenities, safety issues, and environmental and historic features on the site and in adjacent areas are considered.

Any requests for Zoning By-Law changes or amendments are also reviewed by the Board. Public hearings are held to allow input from any abutters or other interested citizens. The Board is required to provide a recommendation on any Zoning By-Law amendment at Town Meeting, where a two-thirds vote is required to approve the change.

The Planning Board serves as a resource to assist interested individuals with the process of proposing plans or projects under the Zoning By-Laws. Communications are maintained on an ongoing basis with related Town agencies including the Zoning Board of Appeals and other planning interests within the Town such as the historical entities, Medfield State Hospital, and affordable housing.

Letters should describe your interest in the Planning Board as well as any professional experience or other qualifications that will complement the Board. Relevant experience includes land use law, real estate, engineering, and construction however; planning board members come from a broad spectrum of life. Ideal candidates must be open-minded, willing to learn and put time in between meetings, and be capable of reading and understanding the Medfield Zoning Bylaws. Accordingly, please contemplate the following in your letter of interest:

  • Do you have ideas about the direction the Board should be headed? If so, have you thought about integration of those ideas (meaning how the idea coalesces into existing regulations or whether new regulations would need to be created)?

 

  • Land use boards such as the Planning Board, do not always have the kind of discretion to approve or deny a specific project that residents often think they have. It is important to recognize and avoid any conflict of interest; not to pursue special privileges, and maintain confidentiality. Are you prepared for being thought of as a villain by some and a hero by others?

 

  • Planning Boards wear two hats, proactive and reactive, and the schedule is robust. The proactive hat is devoted to long-range planning and is often difficult to quantify as the effects aren’t recognized for several years, if at all. The reactive hat focuses on subdivisions and site plan review and the effects are more immediately seen and felt in the community. How would you rationalize your reactive hat with your proactive hat? Do you see an overlap?

 

For questions regarding the Planning Board or this specific position please contact Sarah Raposa, Town Planner at sraposa@medfield.net.

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Volunteer to Serve on a Committee

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PS: other vacancies here

Affordable Housing Trust: Click Here for Announcement

Medfield State Hospital Development Committee: Click Here for MSHDC Announcement

Medfield Historical Commission: Click Here for MHC Announcement

Planning Board: Click HERE for PB Announcement

 

Aura approved by ZBA

aura

Mayrock’s 56 Unit 40B Project Called “Aura” Approved Today by ZBA for the Former Legion Site

Today the Zoning Board of Appeals issued its decision approving the 56 unit 40B rental complex called the Aura, to be constructed at the site of the former Legion.  The development both hopefully creates an endowment for the Legion from the purchase price and reportedly allows the Legion the use of the Aura’s common room facility for the Legion’s meetings.

Per the decision, “The Project shall consist of thirty-one (31) one-bedroom units, nineteen (19) two-bedroom units, and six (6) three-bedroom units”

The full decision can be read via the following link – Decision 1386 – Mayrock – Legion-50 Peter Kristof

Affordable Housing in Medfield

Affordable Housing Trust Committee

Posted on: April 23, 2020

40Bs and Available Affordable Housing in Medfield

40B Logo Opens in new window

Aura at Medfield – in Permitting Phase

Mayrock Flyer_Page_1 Opens in new window

“Aura at Medfield” from Mayrock Development LLC (applicant), with respect to property located at 50 Peter Kristof Way (owned by Beckwith Post #110 Inc.); Assessors’ Map 48, Lot 029; RS Zoning District with Primary Aquifer Overlay. The application is for a Comprehensive Permit under MGL Chapter 40B, Sections 20 through 23 as amended, to allow construction of a multi-family residential development that will consist of 56 non age-restricted rental units (1 BR, 2 BR, and 3 BR) with appurtenant driveways, parking areas, landscaping, utility systems, and stormwater management system. There will be 14 affordable units and 42 market rate units.

Affordable Housing Lottery – Medfield Meadows Apartments (Under Construction/Lottery Open)

Rental Renders Opens in new window

  • One 1BR @ $1,660*
  • Four 2BRs @ $1,825*
  • One 3BR @ $2,002*

*Rents subject to change in 2021.

Tenants will pay own Gas Heat, Gas Hot Water, Gas Cooking Electricity, Water and Sewer.

Medfield Meadows Apartments is a 24-unit rental apartment community located on Hennery Way (formerly 41 Dale Street) in Medfield. 6 of these apartments will be made available through this application process and rented to households with incomes at or below 80% of the Area Median Income. Medfield Meadows is situated in a coveted location, just a short walk to Medfield’s vibrant town center which features Starbucks, Dunkins, Brother’s Market, and many other shops and restaurants. These apartments also provide convenient access to Routes 27, 109 and 95 and Legacy Place. All units have a private balcony, hardwood floors, tiled bathroom, keyless entry, smart thermostats, in unit laundry, stainless steel appliances and stone worktops.

MAXIMUM Household Income Limits:

  • $67,400(1 person)
  • $77,000(2 people)
  • $86,650(3 people)
  • $96,250 (4 people)
  • $103,950 (5 people)
  • $111,650 (6 people)

Completed Applications and Required Income Documentation must be delivered, or postmarked, by 2 pm on June 15th, 2020. Applications postmarked by the deadline must be received no later than 5 business days from the deadline.

Public Info Session will be held on May 18th 2020 at 6 pm via: A YouTube Livestream at https://youtu.be/6b8l05Z0lA8 (or just type “SEB Housing” in YouTube and click on the thumbnail for Medfield Meadows Information Session) AND by Conference Call at 425.436.6200 (Access Code 862627)

The Lottery will be on June 25th 2020 at 6pm via: A YouTube Livestream at https://youtu.be/3m-6A-s5p9k (or just type “SEB Housing” in YouTube and click on the thumbnail for Medfield Meadows Lottery) AND by Conference Call at 425.436.6200 (Access Code 862627)For Lottery Information and Applications, or for reasonable accommodations for persons with disabilities, go to http://www.sebhousing.com or call (617) 782-6900 (x1) and leave a message or postal mail SEB Housing, 257 Hillside Ave, Needham MA 02494.

Free translation available. Traduccio´n gratuita disponible.

Affordable Units Available at Hillside Village (Constructed/Available)

HVA Hillside Village Opens in new windowSample Photos: (Photos)

Please contact:

Alison Borrelli, Sales Associate, Realtor, Berkshire Hathaway Home Services Commonwealth Real Estate

1089 Great Plain Avenue, Needham, MA 02492

P: 617.257.3012

www.alisonborrelli.com

Unit 101:  One Bedroom $1714

Affordable Rental Opportunity at the brand-new Hillside Village! This spacious one-bedroom unit features custom cabinets in the kitchen with granite countertops, stainless steel appliances, and wood flooring. Wall-to-wall carpet in the main living area, bedroom and study with plenty of natural light. The unit also has central air, a washer, dryer and storage unit in the basement. INCOME RESTRICTIONS APPLY. Household size: 1 person max is $62,450, 2 person max is $71,400. Email list agent or see attached documents for more information. A great opportunity to live in a brand new apartment – just a mile from Medfield Town Center offering restaurants, shops, supermarket, library and more. No Pets.

Unit 102:  Two Bedroom $1,923

Welcome to the brand-new Hillside Village! This spacious two-bedroom unit features custom cabinets in the kitchen with granite countertops, stainless steel appliances, and wood flooring. Wall-to-wall carpet in the main living area, bedrooms and study with plenty of natural light. The unit also has central air, a washer, dryer and storage unit in the basement. INCOME RESTRICTIONS APPLY. Household size: 1 person max is $62,450, 2 person max is $71,400, 3 person max is $80,300 and 4 person max is $89,200. Email list agent for more information. A great opportunity to live in a brand new apartment – just a mile from Medfield Town Center offering restaurants, shops, supermarket, library and more. No Pets.

Unit 202: Two Bedroom $1923  

Welcome to the brand-new Hillside Village! This spacious two-bedroom unit features custom cabinets in the kitchen with granite countertops, stainless steel appliances, and wood flooring. Wall-to-wall carpet in the main living area, bedrooms with plenty of natural light. The unit also has central air, a washer, dryer and storage unit in the basement. INCOME RESTRICTIONS APPLY. Household size: 1 person max is $62,450, 2 person max is $71,400, 3 person max is $80,300 and 4 person max is $89,200. Email list agent for more information. A great opportunity to live in a brand new apartment – just a mile from Medfield Town Center offering restaurants, shops, supermarket, library and more. No Pets.

Unit 205: Three Bedroom 2,129

Welcome to the brand-new Hillside Village! This spacious three-bedroom unit features custom cabinets in the kitchen with granite countertops, stainless steel appliances, and wood flooring. Wall-to-wall carpet in the main living area and bedrooms with plenty of natural light. The unit also has central air, a washer, dryer and storage unit in the basement. INCOME RESTRICTIONS APPLY. Household size: 1 person max is $62,450, 2 person max is $71,400, 3 person max is $80,300, 4 person max is $89,200, 5 person max is $96,350 and 6 person max is $103,500. Email list agent for more information. A great opportunity to live in a brand new apartment – just a mile from Medfield Town Center offering restaurants, shops, supermarket, library and more. No Pets.

Info Packet

Additional Info…

Rosebay withdrawn

NB – The Rosebay development that had been pending before the Zoning Board of Appeals had issues raised with respect to the legal sufficiency of the Medfield Housing Authority’s RFP that selected Newgate as its developer, that were being addressed.  In the mean time, the Select Board (Mr. Murby and Mr. Marcucci, with me recused due to being a neighbor) has had recent discussions about offering the Hinkley land off Ice House Road next to The Center, to the Medfield Housing Authority to see if the Rosebay development could be better built at that site.

(508) 906-3027 (508) 359- 6182 Fax TOWN OF MEDFIELD Office of the Board of Appeals on Zoning TOWN HOUSE, 459 MAIN STREET MEDFIELD, MASSACHUSETTS 02052-2009 NOTICE OF DECISION "The Rosebay at Medfield" from Rosebay at Medfield Limited Partnership (applicant), 30 Pound Street (owned by Medfield Housing Authority); Assessors' Map 43, Lot 077; RU Zoning District with Secondary Aquifer Overlay for a Comprehensive Permit under MGL Chapter 40B, Sections 20 through 23 as amended, to allow construction of a multi-family residential development that will consist of 45 age-restricted affordable rental units with appurtenant driveways, parking areas, landscaping, utility systems, and stormwater management system. (Continued from 8115119, 09112119, 10110119, 11120119, 12112119, 1122120, 2127120, 3112120, 411120.) APPLICANT: Rosebay at Medfield Limited Partnership DECISION DATE: April 1, 2020 DATE OF FILING DECISION: April 2, 2020 DECISION NUMBER: 1382 At a public meeting held on April 1, 2020 the Town of Medfield Zoning Board of Appeals, acting in the above referenced matter, voted to accept the Applicant's withdrawal request dated 03/12/20. Copies of the decision may be obtained online at www.town.medfield.net > ZBA Webpage > ZBA Decisions or by emailing sraposa@medfield.net. Sarah Raposa Town Planner (508) 906-3027 sraposa@medfield.net .J ( ''i TOWN OF MEDFIELD Office of the BOARD OF APPEALS TOWN HOUSE, 459 MAIN STREET MEDFIELD, MASSACHUSETTS 02052-2009 L(M8) 906-3027 6b ~~~-.- r r-- c.:.~20200401-ZBA-Decision #1382- Rosebay- Withdrawal_Page_220200401-ZBA-Decision #1382- Rosebay- Withdrawal_Page_3

AHT seeks members

affordable-housing

The town’s Affordable Housing Trust is seeking two new members – see Colleen Sullivan’s article on Patch for more details

https://patch.com/massachusetts/medfield/two-members-sought-medfield-affordable-housing-trust

Upcoming Lottery for Affordable Rental Apts at Hillside Village

Hillside

Affordable Housing Lottery Open – Hillside Village

Hillside Village is a 16-unit rental apartment community located in Medfield on 80 North Meadows Road. There will be 4 affordable apartments ready for occupancy starting in Fall 2019. All affordable apartments will be rented to households with incomes at or below 80% of the area median income through this application process. Units feature Energy-Efficient Appliances, Cabinets with Granite Countertops, Central Air Conditioning and an in-Unit Washer and Dryer. One parking space is included with the rent. No smoking or pets allowed at the property.

MAXIMUM Household Income Limits:

  • $62,450 (1 person)
  • $71,400 (2 people)
  • $80,300 (3 people),
  • $89,200 (4 people)
  • $96,350 (5 people)
  • $103,500 (6 people)

A Public Info Session will be held on October 1st, 2019, at 6:15 pm in the Meeting Room at the Medfield Public Library, 468 Main St, Medfield, MA 02052

Completed Applications must be delivered, or postmarked, by 2 pm on November 6th, 2019. Applications postmarked by the deadline must be received no later than 5 business days from the deadline.

The Lottery for eligible households will be held on November 26th, 2019, at 6 pm in the Meeting Room at the Medfield Public Library, 468 Main St, Medfield, MA 02052

For Lottery Information and Applications, or for reasonable accommodations for persons with disabilities, go to www.s-e-b.com/lottery or call (617) 782-6900×1 and leave a message or postal mail SEB Housing, 257 Hillside Ave, Needham MA 02494. For TTY Services dial 711. Free translation available. Traducción gratuita disponible.

Applications also available at Medfield Public Library on 468 Main St. (Mon, Wed and Fri 10am-6pm, Tues and Thurs 10am-9pm, Sat 10am-2pm, Sun closed)

Advertisement

Application

Information Packet

 

 

Sarah Raposa, AICP

Town Planner
459 Main Street
Medfield, MA  02052
(508) 906-3027
sraposa@medfield.net

www.town.medfield.net

Town Hall Hours: 

Monday, Wednesday, Thursday: 8:30 am – 4:30 pm

Tuesday: 8:30 am – 7:30 pm

Friday: 8:30 am – 1:00 pm

Safe Harbor claimed for Rosebay

The Zoning Board of Appeals of the Town of Medfield notified the Rosebay applicant at the initial August 15 hearing last Thursday that the Town of Medfield was claiming its safe harbor rights, but that the ZBA would still proceed with the hearing to see if the applicant and the ZBA could get to an acceptable compromise on the project that the ZBA can support.

Below is the town’s special counsel’s notice to the Rosebay developer.

BLATMAN, BOBROWSKI & HAVERTY, LLC ------ATTORNEYS AT LAW------ PAUL}. HAVERTY Paul@bbhlaw.net HAND DELIVERED Brian J. McMillin, Manager Newgate Housing LLC 61 Blueberry Lane Westwood, MA 02052 9 DAMONMILL SQUARE, SUITE 4A4 CONCORD, MA 01742 PHONE 978.371.2226 FAX 978.371.2296 August 15,2019 RE: The Rosebay At Medfield - Pound Street, Medfield, MA Notice of Safe Harbor Pursuant to 760 CMR 56.03(8) Dear Mr. McMillin: Please accept this correspondence as formal notification on behalf of the Medfield Zoning Board of Appeals (the "Board"), pursuant to 760 CMR 56.03(8), that the Board has determined that the "Housing Production Plan" Safe Harbor, pursuant to 760 CMR 56.03(4), is applicable to the comprehensive permit application filed by you on July 19, 2019. The Board timely-opened its public hearing on August 15, 2019. Pursuant to 760 CMR 56.05, the Board has fifteen (15) days from this hearing to provide you written notice of any Safe Harbor claims it may have pursuant to 760 CMR 56.03(3) through (7). Please accept this correspondence as written notification that the Town of Medfield has the benefit ofthe Housing Production Plan Safe Harbor pursuant to 760 CMR 56.03(4). Pursuant to a letter of certification issued by the Department of Housing and Community Development ("DHCD") dated June 10, 2019, the Town has a one-year Safe Harbor which commenced on May 10,2019 and which runs through May 9, 2020. A copy ofthe DHCD certification letter is attached hereto as Exhibit 1. While the Board has determined that the Housing Production Plan Safe Harbor is applicable, the provision of such notice does not constitute a determination on the merits of the Project. This notice is provided to protect the Town's rights with regard to the Housing Production Plan Safe Harbor, which would be lost if notice was not provided within the fifteen (15) day period proscribed by the Regulations. The Board remains open-minded about the development that has been proposed, and intends to conduct a thorough review to determine whether legitimate issues of local concern may be adequately addressed through changes to the project design. If you have any questions regarding this correspondence, please feel free to contact me. Cc: Phil DeMartino, DHCD Sarah Raposa, Town Plmmer 2 Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Charles D. Baker, Governor + Karyn E. Polito, Lt. Governor + Janelle L. Chan, Undersecretary June 10,2019 Mr. Gustave Murby, Chairman Medfield Board of Selectman Town House/ 459 Main Street Medfield, MA 02052 Housing Production Plan- Certification Approved Dear Mr. Murby: 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 10,2019 to May 9, 2020. 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 27 Subsidized Housing Inventory (SHJ) eligible units in this project (Medfield Meadows SHl ID # 10290 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 SHJ 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 8.29%. If you have any questions or need assistance, please contact Phillip DeMartino, Technical Assistance Coordinator, at (617) 573-1357 or Phiilip.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 Medfield DHCD ID# 1890 1891 1892 1893 4360 9953 10062 10063 10221 10222 10290 6/10/2019 DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT CH408 SUBSIDIZED HOUSING INVENTORY Bulltw/ Total SHI Affordability Comp. Subsidizing Project Name Address Type Units Expires Permit? Agency Tilden Village 30 Pound Street Rental 60 Perp Yes DHCD Allendale Dale Street Ownership 17 Perp YES DHCD DHCD The Village at Medfield Turtle Brook Way Ownership 6 Perp YES DHCD DHCD ~~------- Wilkins Glen Wilkins Glen Road Rental 103 2042 YES MassHousing DHCD DDS Group Homes Confidential Rental 5 N/A No DDS The Pare at Medfield One Gateway Drive Rental 92 Perp YES DHCD Country Estates 21, 25, & 29 Hospital Rd Ownership 8 Perp YES MassHousing Cushman House aka Cushing 67 North Street Rental 8 Perp YES DHCD House 71 North Street 71 North Street Rental 8 Perp YES DHCD Hillside Village 80 North Meaovvs Road Rental 16 Perp YES DHCD Medfield Meadovvs 41 Dale St Mix 27 Perp DHCD Medfield Totals 350 Census 2010 Year Round Housing Units Percent Subsidized 4,220 8.29% 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.20190815-BBH-Safe Harbor Notification 08-15-19_Page_220190815-BBH-Safe Harbor Notification 08-15-19_Page_320190815-BBH-Safe Harbor Notification 08-15-19_Page_4

 

Rosebay – Hobson’s choice

Rosebay at Medfield

First, the Medfield Press’ Mike Gleason did a good article on Rosebay this week, available here

Second, I answered a query from a neighbor this morning that I thought others might find useful, so I am inserting it below.

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Rosebay, which is technically not an expansion of Tilden Village, proposes to provide 45 units of income restricted housing for seniors on Pound Street land owned by the Medfield Housing Authority next to Tilden Village, which project has been initiated and pushed forward by the Medfield Housing Authority.

The Board of Selectmen have for years asked the Medfield Housing Authority to move forward with such a project. The current Director, Candace Loewen, and her board have been the ones to actually get it done, and for that the town needs to thank them. However, I think the town was surprised by the size and scale of the end product.

The only way to create such a project at this time is by using low income tax credit financing, where the tax credits for such projects issued by the state get sold to pay for the building of the project. The rental income would not be great enough for such a project to get regular financing. The Parc was also built using this method.

There seems to be universal agreement that more such senior housing is needed in Medfield, with the point of disagreement being whether the size and mass of this current proposal is disqualifying.

The decision of what to do with that project rests entirely with the Zoning Board of Appeals of the Town of Medfield, in response to the application for a comprehensive permits that was recently filed. There will likely be several nights of hearings, the first of which is scheduled for August 15, 2019. The ZBA will retain, at the developer’s expense, its own experts to peer review the application and to make recommendations to the ZBA. In the usual circumstance, the ZBA has a Hobson’s choice, since if they deny the application the developer will merely appeal to the state Housing Appeals Committee (https://www.mass.gov/service-details/housing-appeals-committee-hac), which tends to always allow almost all developer appeals. Therefore the usual ZBA task is to thread the needle of approving the application, but with conditions that make it more palatable for the town while not making it “uneconomic” (statutory term) for the developer.

In this instance, the ZBA has the additional decision to make, namely as to whether to invoke the town’s current “safe harbor” status under G. L. c. 40B, which allows the ZBA to deny the application outright.

So the ZBA decision will need to be a political balancing act by the ZBA members between a desirable, needed project that can apparently only be economically done with all 45 units, versus a project that many seem to feel is generally out of scale with the existing neighborhood. It would be a much easier decision if the project was only two stories tall – I spoke to the developer about reducing it to two stories, and was told it cannot be done.

Further complicating the decision is the fact that the project is used by the Affordable Housing Trust’s projections as what is both necessary to keep the town within the 40B safe harbor while we get to the ultimate 10% affordable housing and to achieve the 10% affordable housing number that then provides ongoing safe harbor to the town. Therefore, denying this project would put the town back at risk in several years of unfriendly 40B projects, such as the Mega-B, and as long as the town if below the 10% Subsidized Housing Inventory (SHI) level by even one unit, we are at risk from an unfriendly 40B of up to 200 units..

The Rosebay developer has already reduced the size and scale of the project some, as the result of a series of meetings with an ad hoc group of residents, mainly from the Planning Board and the Affordable Housing Trust. The recent positive memo from that group to the Board of Selectmen can be found on my blog.

The Medfield Housing Authority Director and board members were active and strong proponents for the project when it was discussed at the Board of Selectmen meeting Tuesday evening, making the points about how long their waiting list are for seniors seeking affordable housing and now much the 45 units of housing are therefore needed in town. That is an argument and a constituency that will be hard for the ZBA to ignore. Similarly, the neighbors have valid concerns about the size and scale of the proposal, as it would not be allowed there but for being a 40B project.

This presents a true Hobson’s choice for the ZBA – does is disappoint the neighbors, or does it disappoint the seniors, the Medfield Housing Authority and put the town at risk for unfriendly 40B’s. Perhaps the ZBA can craft an acceptable compromise.

Rosebay update

Yesterday I had an informative telephone call from Brian McMillin, the developer of Rosebay, about my prior blog post wherein I stated that he preferred to make design changes to the project within the ZBA comprehensive permit process, and then in response to my outreach to her for a status update on the ad hoc group, an emailed MEMO from Town Planner, Sarah Raposa.

  • Brian outlined for me the many project changes that he had made to accommodate the concerns expressed by the town and the ad hoc group with whom he meet over concerns about the size and scale of the design.
  • Sarah shared her 7/22/2019 MEMO to the Board of Selectmen about the work of the Rosebay Ad Hoc Design Review Group (copy attached below).

Contrary to my prior understanding, I learned that the ad hoc group had made substantial progress in getting changes made to the design, which are enumerated in the MEMO.  I also learned from Brain McMillin that none of my own personal suggestions from having studied the plans this week for how to make it a two story project would work, if it is going to remain a 45 unit project.

This is the conclusion stated in the MEMO:

  • Conclusion:  . . . The group has worked to openly review the design and make recommendations that allowed the developer to put forward the best version of their proposal, and conversely Newgate has been open to the recommendations suggested and have made improvements to their proposed development.

Finally, I note that our fellow residents who so kindly served on this ad hoc group, Greg Sullivan, Todd Trehubenko, and Jim Brand, have tremendous professional experience in the real estate development and design area, so our town got truly first rate, high quality professional input in this process.

Town of Medfield 459 Main Street Medfield, MA 02052 (508) 906-3027 Memorandum To: Board of Selectmen From: Sarah Raposa, Town Planner Date: July 22, 2019 Re: Rosebay Ad Hoc Design Review Group Recommendation In August 2018 DHCD and the Town of Medfield received an application for a 45- unit senior rental development called “Rosebay at Medfield” submitted by Newgate Housing LLC / Brian McMillin. The Board of Selectmen were specific in their municipal comment letter in that the Board is in support of the concept (providing affordable senior rental units as articulated in both the 2016 Housing Production Plan and the Medfield Affordable Housing Trust’s Action Plan) but may opt to not support the project because of the current design and recommend that the ZBA deny the project, as is their right due to the Town’s position in Safe Harbor. Despite the process being a traditional 40B, the Developer agreed to meet, informally, with a few members of town boards that may be helpful in working through some of the massing, height, and bulk issues associated with the proposal. Rosebay Ad Hoc Design Group:  Greg Sullivan Planning Board  Brian McMillin NewGate Housing LLC  Jim Brand AHT/PB Assoc.  Mark Major VMY Architects LLC  Todd Trehubenko AHT  James Koningisor Project Manager  Sarah Raposa Town Planner  Courtney Starling COG Meeting #1 (January 10, 2019): In assessing the major factors influencing the development; the size of the lot, the number of units proposed by the developer, elevator requirements, and the desire to utilize rooftop mechanical systems while maintaining a proportionate roofline, the group felt that that it would be difficult to substantially reduce the massing without reducing unit count. The group challenged Newgate to evaluate additional design changes that might reduce impact. These included recommendations to reduce roof pitch, removal of even taller roof elements, increasing setbacks from road and abutters, continuing character of street frontage with a stone wall, trees and other vegetation, aspects of lighting, and other related changes. The group suggested the applicant create a contextual elevation or graphic showing adjacent buildings, providing neighborhood context, and a site plan showing all site-specific elements such as trees, other vegetation and landscape elements, lighting levels, and their proposed pedestrian path through the site. The Newgate team was proactively engaged and open to the comments of the group. Town of Medfield 459 Main Street Medfield, MA 02052 (508) 906-3027 Meeting #2 (May 2, 2019): The Newgate team presented revised plans, elevations and neighborhood context graphics that included design changes that addressed in actuality or the spirit of the comments of the Design Review Group. The following changes and clarifications were made to the proposal: 1. The front setback from Pound Street was revised from 30.5’ to 60.4’. This is twice the required setback in the RU zoning district. 2. The building height was reduced by 10’ to 40’. The zoning bylaw allows a height up to 35’ for multifamily use in the RU district so this would be a 5’ waiver request. 3. The gross building area was reduced by more than 2,000 square feet (from 50,670 sf to 48,524 sf). 4. The distance to neighboring buildings is shown on the revised site plan indicating compliance with the side setback requirements in the RU zoning district. 5. The walking path from Pound Street to the High School/Middle School is proposed as stone dust. 6. An 8’ privacy fence is proposed between walking path and the adjacent historic property at 58 Pound Street. 7. As requested, the Developer submitted landscaping and lighting plans. The landscaping plan provides context on the preservation of existing vegetation and proposed additional screening. The lighting plan confirms no unnecessary light-spillage over the property line. 8. Additional handicapped parking spaces were provided based on comments from the Fire Department. 9. An outdoor trash enclosure was eliminated from the plan because this building has interior trash and recycling facilities on each floor. 10. Certain exterior architectural elements were added or enhanced to improve the appearance of the building, maintain visual interest, and create character on the building’s elevations. 11. Interior changes include a revised layout of the first floor front and rear entries, lobby area, and amenity spaces to improve the flow of foot traffic and to provide for flow through from front entrance to rear entrance; as well as corrected unit plans. The developer provided additional renderings that provided context with the neighborhood. This area is transitional and includes single family dwellings, multi-family dwellings and institutional structures (high school/middle school complex). The viewpoint looking down Pound Street from South Street still reflects a significant development, but is an improvement considering the previous building. From the other direction, the building is closely abutted to Tilden Village. Conclusion: The Ad Hoc Design Review Group recognizes the position decision that the Board of Selectmen need to make relative to this project, senior affordable housing, and the impacted neighborhood. The group has worked to openly review the design and make recommendations that allowed the developer to put forward the best version of their proposal, and conversely Newgate has been open to the recommendations suggested and have made improvements to their proposed development. We appreciate the BoS taking this into consideration as they assess the current design as this moves forward with the Zoning Board of Appeals process.20190722-Memo_re Rosebay ad hoc design group 07-22-19_Page_2

 

Rosebay filed with ZBA

Rosebay-comphensive permit appl

See the full comprehensive permit application the town website, via this link.

The Select Board will need to decide soon whether to invoke our safe harbor where the developer, Brian McMillin, has refused, to date, to reduce the mass and bulk of the proposed development.  We need to claim that safe harbor at the outset of the ZBA process, if we want to claim it at all.  I understand that Brian McMillin wants to deal with any such such size and bulk changes within the context of the comprehensive permit application process.  I expect that to be an agenda topic at our July 30 meeting.