Category Archives: Affordable housing / 40B

Refi of Wilkins Glen assures it remains affordable

From the New England Real Estate Journal – Refi of Wilkins Glen assures it will remain affordable for 30 years –

Rockport Mortgage closes $21.3 million refinance loan for 103-unit Wilkins Glen – a mixed-income housing community located in Medfield, MA

April 29, 2022 – Front Section

Medfield, MA Rockport Mortgage has closed a $21.3 million, HUD Section 223(f) refinance loan. The transaction will preserve affordability of 82 out of the 103 units at the rental housing development for 30 years.

Housing Production Plan re-issued

The Town of Medfield’s Housing Production Plan needs to be keep up to date for the town to keep its current on its affordable housing plans, and also to keep its 40B safe harbor status. The town has a new draft of the Housing Production Plan that Sarah Raposa, Town Planner shared last week via an email.

I personally think the town should explore rezoning to permit accessory dwelling units (ADU’s) – small extra units on existing lots.

The draft of the Housing Production plan is available for public review and will be presented on September 21, 2021 to the Board of Selectmen, Planning Board, and Affordable Housing Trust and the public is invited to attend or view via zoom or Medfield TV.

The Plan will subsequently need to be adopted by the Board of Selectmen and the Planning Board and sent to DHCD for final approval.  

Clean Version
Redlined Version
All the best,Sarah 

Sarah Raposa, AICPTown Planner
459 Main Street
Medfield, MA  02052
Office Phone: (508) 906-3027Work Cell: (339) 206-1773

2020 census shows town’s SHI down to 9.1% from 9.6% – i.e. 41 more affordable housing units needed to get to 10% safe harbor

Email yesterday from Sarah Raposa, Town Planner, shared the 2020 census figures on the number of dwellings in the Town of Medfield (4,450), meaning that the town is now 41 affordable units short of the 10% Subsidized Housing Inventory (SHI) goal that provides safe harbor from unfriendly 40B projects. –


Hi all – Our HPP consultants were able to pull out our 2020 census year round housing units from the recently released redistricting data. With that we fell from 9.6% to 9.1%.

Just a reminder that the AHT and PB are reviewing the draft HPP update now and we have a joint AHT/PB/BoS presentation penciled in for Sept 21 (to be confirmed later). 



Sarah Raposa, AICP
Town Planner
459 Main Street
Medfield, MA  02052
(508) 906-3027  

———- Forwarded message ———
From: Barry Fradkin <>
Date: Fri, Aug 20, 2021 at 3:28 PM
Subject: 2020 Census and SHI
To: Sarah Raposa <>
Cc: Jennifer Goldson <>

Good afternoon Sarah,

We did some digging into the 2020 Census redistricting data and pulled out the new population and housing numbers for each municipality in Massachusetts. Although we cannot provide official Subsidized Housing Inventory (SHI) figures – DHCD will be able to give you this information at some point –  we know our clients are eagerly awaiting the 2020 Census data to understand how they stand on the SHI and wanted to give you a sneak peek at this initial data release.

Jenn asked me to share the following statistics for Medfield – please feel free to reach out with any questions!

MunicipalityTotal Population (2020)Year-round Housing Units (2020)Occupied Units (2020)% Occupied (2020)Vacant Units (2020)% Vacant (2020)Year-round Housing Units (2010)SHI Units (as of 12/2020)% Subsidized (2010)% Subsidized (2020)
Medfield        12,799            4,450       4,34698%      1042.3%               4,220          4069.6%9.1%

We hope you find this information useful and look forward to continuing our work together!



Barry Fradkin, GISP

Community Planning Analyst



Boston, MA


Winner of the 2020 APA-MA Comprehensive Planning Award

CPA base state match at 28.6%

The Division of Local Services (DLS) newsletter had the following article about the Massachusetts Community Preservation Act (CPA) base state matching monies coming in this year at 28.6% for the 3% CPA communities.

Medfield residents continue to pay in to fund the state payments to other towns, because Medfield has not adopted the CPA – i.e Medfield is leaving free state monies on the table. See for information.


The map below shows all the communities that have adopted the Community Preservation Act, including those recently adopted.

FY2021 Community Preservation State Match Distributed
Donnette Benvenuto and Lisa Krzywicki – Data Analytics and Resources Bureau

On November 13th, the Data Analytics and Resources Bureau (DARB) distributed the FY2021 state match of Community Preservation (CPA) funds. The CPA trust fund receives revenues from surcharges on documents filed at the Registry of Deeds.  Effective January 1, 2020 the registry of deeds increased fees on most documents from $20 to $50 and on municipal lien certificates from $10 to $25. In FY2021, there are 176 communities eligible for the CPA state match and as of November, the CPA state trust fund recorded revenues totaling $61.1 million.

Of the 176 communities eligible, 76 have adopted the surcharge at the maximum 3% making them eligible for base distribution match of 28.6% of the local CPA surcharge committed.  They are also eligible for the 2nd round distribution (equity) and 3rd round distribution (surplus), which can result in an increased percentage match, up to 100%.  The remaining 100 communities that did not adopt the CPA at 3% are only eligible for the first-round match of 28.6% of the local CPA surcharge committed.

Number of communities eligible for the FY2021 state match by percentage adopted:

The full distribution breakdown and decile ranking by community can be found here on the DLS website.

On the November 3rd ballot an additional 9 communities voted and approved the CPA and West Stockbridge adopted it earlier in the year.  Municipal Clerks in these communities are reminded to send in the Specimen ballot, results and notification of acceptance form to DARB at as soon as possible.

List of additional communities and percentage adopted eligible for the FY2022 CPA state match in November of 2022:

For questions about the distribution or to notify us of local adoption, please email

Looking for local qualified family to own a $282,920 home

Email today from Sarah Raposa –

The lottery for the house at 4 John Crowder Road has ended with no potential buyers so it will now be sold to a qualified buyer on a first come first served basis. We were hoping to find a local family so now it will open up to a more regional applicant pool. Please still forward this updated application to your networks in case there is a local family, teacher, or public safety employee that can qualify. 

Sarah Raposa, AICP
Town Planner
459 Main Street
Medfield, MA  02052
(508) 906-3027

Tel: 617-970-2403
Affordable Single family home in Medfield
4 John Crowder Rd. | Medfield | MA |02052
3 BR 2 baths single family cape on cul-de-sac. Main level kitchen, hard-wood living and dining rooms. One bedroom and full bath. Top level 2 bedrooms, renovated full bath. Large unfinished full basement. Max annual gross income: family of: 1 person household– $67,400; 2- $77,000; 3– $86,650; 4-$96,250; 5– $103,950; 6 person—$111,650. Max liquid assets $75,000, pre approved for a fixed mortgage. Applica-tion required. FHA & VA will not accept the deed rider. This home will be sold to a qualifying house hold on first come first served base
• 1,253 SF of living
• Taxes $5,085(2020)
• 6233 ST corner lot
Avi Glaser
Omega Ventures Inc.

3 Bd affordable home – 8/5 deadline

Affordable Housing Trust Committe

Posted on: July 20, 2020

Affordable Home Ownership Lottery – 4 John Crowder Road

4 John Crowder Rd - Picture

The Application and Lottery Process

4 John Crowder Rd - Picture

Link to Information Sheet

Link to Full Application

This is a short-term housing lottery process Will end on 08/05/2020 12 PM.

By the town’s request this opportunity is offered to households needing 3 bedrooms. For example, a couple with a child will not qualify. A single parent with 2 children will qualify; a single parent with elderly parent and a child will qualify. 

In order to participate in the lottery your first step is to understand the character of the program and your responsibilities as an owner of an affordable home, review the application and information to determine if you qualify (maximum annual income for all family members, maximum assets, first time home buyer status, available down payment and being pre-approved for a loan that is a fixed rate product.

Fill out the application and send with all the documents listed below. These documents must reach to Omega Ventures 55 Loring Street, Westwood, MA 02090 with a postmark NO LATER than 08/04/2020NO online submissions will be accepted!

Since this is a short-term lottery, we will ONLY consider submissions with the completely filled-out and signed application, pre-approval letter, and all supporting documents as listed in the checklist. Incomplete applications will not be considered. 

It is important that you explain all deposits not itemized in your bank statements (where is says “deposit” etc.). If the deposit is payroll, transfers between your accounts these do not have to be itemized. If deposits are not itemized, your application will not be considered!

NOTE: FHA, VA, and most mortgages DO NOT ACCEPT THE DEED RESTRICTIONS! It is your responsibility to verify.

Your completed application will be reviewed and if you qualify you will be considered for the lottery.

There will be ONLY one open house hosted by the owner on 08/01/2020.  12PM – 4 PM.  You are invited to visit property. See details below

You must show proof of having at least 3% as a down payment and closing costs in your bank account

The lottery will be scheduled by the Town of Medfield and applicants will have a higher priority determined by their household size (for example a house hold of 4 will have priority on a house hold of 3 and so on).

After an offer is accepted, the purchase process will include inspection, purchase and sale agreement (P&S). You will be requested for 2 deposits held by seller’s attorney in escrow as binder to your offer and P&S.

You will need to take a first-time home buyer class offered by a certified (by CHAPA) agency (  before the closing. 


This protocol will be strictly enforced! No Exceptions will be made.

  • You must register to the open house a head of time and show up 5 minutes before your scheduled appointment! Make sure you register ASAP. No registration after 7/29/20
  • No walk in or late showing will be allowed
  • Each visit is scheduled for 15 minutes SHARP
  • Only one family will be allowed to see the home at the scheduled time.
  • Each of visitors MUST have mask and gloves. 
  • You must pre-register online

Medfield SHI now at 9.62%

DHCD Places Town’s Affordable Housing at 9.62%

The Department of Housing and Community Development’s July 8, 2020 letter says the town’s affordable housing units, including that 56 units at Aura, are now at 9.62%. The town was given two more years of safe harbor from unfriendly 40B’s as a result, through May 7, 2022. Based on these figures, we need about 16 more units to get over the 10% threshold, however, that number will go up once we have the new number of residents in town based on the 2020 census.

July 9, 2020
Mr. Osler L. Peterson
Chairman, Select Board
Town of Medfield
459 Main Street I Town Hall
Medfield, MA 02052
Dear Mr. Peterson:
Commonwealth of Massachusetts
Charles D. Baker, Governor + Karyn E. Polito, Lt Governor + Jennifer Maddox, Undersecretary
The Department of Housing and Community Development (DHCD) has reviewed the Town of Medfield's May 7,
2020 (received electronically on June 25, 2020), request for certification of compliance with its Housing
Production Plan (HPP). DHCD makes the following findings:
1. Medfield has an HPP which is valid from October 19, 2016 to October 18, 2021.
2. The project for which certification is requested is Auro at Medfield (Subsidized Housing Inventory SHI ID
# 10461).
3. The 56 units constitute enough units for a two-year certification period (42 units).
4. The housing development is consistent with the production goals outlined m Medfield's Housing
Production Plan.
This certification is effective for a two-year period beginning on May 8, 2020 to May 7, 2022. 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 9.62%.
If you have any questions or need assistance, please contact Phillip DeMartino, Technical Assistance Coordinator,
at (617) 573-1357 or Phillip.DeMartino@,
Director, Division of Community Services
cc Senator Paul R. Feeney
Representative Denise C. Garlick .
Kristine Trierweiler, Town Administrator, Medfield
Susan Raposa, Town Planner, Medfield

More on the status of Medfield’s affordable housing

Affordable Housing Trust Committe

Posted on: July 9, 2020

Affordable Housing & 40B News

40B Logo

NEW: Short-term Lottery Now Open for a 3 BR home at 4 John Crowder Road


Application Application must be postmarked on or before 08/04/2020

4 John Crowder Rd - Picture

Housing Production Plan Safe Harbor Certification 

Valid through May 7, 2022 (Letter)

Hillside Village Rental Apartments

80 North Meadows Road

Contact: Alison Borrelli at 617-257-3012 or 

Link to photos:

HVA Hillside Village

Medfield Meadows Rental Apartments / Condos Under Construction (Coming Soon) 

Corner of North Meadows Road and Dale Street

Leasing Office: Paul McGovern

Affordable Units: SEB Housing at (617) 782-6900 (x1) and leave a message;

Rental Renders

⇐PreviousAffordable Home Ownership Lottery – 4 John Crowder Road (3BR Home)

Other News in Affordable Housing Trust Committe

4 John Crowder Rd - Picture

Affordable Home Ownership Lottery – 4 John Crowder Road (3BR Home)

Posted on: July 20, 2020

Lottery for Allendale 3BR house

 4 John Crowder Rd - Picture

July 20, 2020

Affordable Home Ownership Lottery – 4 John Crowder Road (3BR Home)

If you have any questions please contact Avi Glaser at Omega Ventures Inc, 617-970-2403,… Read on

Medfield Planning Board Vacancy – Associate Member


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 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


Volunteer to Serve on a Committee

Volunteer on a Committee Image

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