Category Archives: Affordable housing / 40B

Rosebay comments due 12/6/18

Get the full Rosebay plan and materials at the Town of Medfield website by clicking here

Affordable Housing Trust Committe

Posted on: November 6, 2018

DHCD Comment period open for the Rosebay 40B Application (Pound Street)

Rosebay cover picture Opens in new window

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 eclarke@medfield.net 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

Project description:

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:
http://www.thetrustees.org/places-to-visit/greater-boston/medfield-rhododendrons.html

DHCD OK’s Medfield Meadows

The following letter was received by the Board of Selectmen today, wherein Department of Housing and Community Development approved the John Kelly 40B at the corner of Dale Street and Route 27.  –

Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Charles D. Baker, Governor + Karyn E. Polito, Lt. Governor + Janelle L. Chan, Undersecretary October 19, 2018 Mr. Michael Marcucci Chair, Board of Selectman Town of Medfield 459 Main Street Medfield, Massachusetts 02052 Mr. John P. Kelly Medfield Meadows, LLC 18 Forest Street Sherborn, Massachusetts 01770 RE: Medfield Meadows, Medfield, Massachusetts REeEIVEO OCT 2 fl l0 1B MEDFIELD SELECTMEN Determination of Project Eligibility under the Local Initiative Program (LIP) Dear Messrs. Marcucci and Kelly: I am pleased to inform you that your application for project eligibility under the Local Initiative Program (LIP) for the proposed Medfield Meadows project has been approved. This approval is based on your application that sets forth a plan for the development of 36 residential units: 12 homeownership units and 24 rental units. The proposed sales prices and rents of the LIP units are generally consistent with the standards for affordable housing to be included in a community's Chapter 408 affordable housing stock. As part of the review process, Department of Housing and Community Development (DHCD) staff has performed an on-site inspection of the proposed project sites. DHCD has made the following findings: 1. The proposed project appears generally eligible under the requirements of the Local Initiative Program, subject to final program review and approval; 2. The site of the proposed project is generally appropriate for residential development; 3. The conceptual plan is generally appropriate for the site on which the project is located; 4. . The proposed project appears financially feasible in the context of the Medfield housing market; I 00 Cambridge Street, Suite 300 Boston, Massachusetts 02 11 4 www.mass.gov/dhcd 617.573.1100 Page 2 Medfield Meadows - Medfield, MA 5. The initial proforma for the project appears financially feasible and consistent with cost examination and limitations on profits and distributions on the basis of estimated development costs; 6. The project sponsor and the development team meet the general eligibility standards of the Local Initiative Program; 7. The project sponsor has an executed Purchase and Sale agreement for the site. The proposed project must comply with all state and local codes not specifically exempted by a comprehensive permit. Please provide us with a copy of the comprehensive permit as soon as it is issued. The DHCD legal office will review the comprehensive permit and other project documentation. Additional information may be requested as is deemed necessary. Following the issuance of the comprehensive permit, the specifics of this project must be formalized in a regulatory agreement signed by the municipality, the project developer, and DHCD prior to starting construction. As stated in the application, the Medfield Meadows project will consist of 36 units, 9 of which will be affordable: 12 homeownership units, three of which will be affordable and eligible for inclusion on the Town's subsidized housing inventory; and 24 rental units, six of which will be affordable and all of which will be eligible for inclusion on the subsidized housing inventory. The affordable units will be marketed, rented and sold to eligible households whose annual income may not exceed 80% of area median income, adjusted for household size, as determined by the U.S. Department of Housing and Urban Development. The conditions that must be met prior to final DHCD approval include: 1 . A final affirmative fair marketing and lottery plan with related forms shall be submitted that reflects LIP requirements including consistency with the Comprehensive Permit Guidelines, Section Ill, Affirmative Fair Housing Marketing Plans; 2. Any changes to the application it has just reviewed and approved, including but not limited to alternations in unit mix, sales price, rents, development team, unit design, site plan and financial pro forma reflecting land value, must be approved by DHCD; 3. The project must be organized and operated so as not to violate the state antidiscrimination statute (M.G.L. c1518) or the Federal Fair Housing statute I ~ i t ! Page 3 Medfield Meadows - Medfield, MA (42 U.S.C. s.3601 et seq.). No restriction on occupancy may be imposed on the affordable unit (other than those created by state or local health and safety laws regulating the number of occupants in dwelling units); and 4. The Town shall submit to DHCD the finalized details of the comprehensive permit. The Department expects that the development team will work closely with the public safety officials of the Town to address concerns relative to access for emergency vehicles fo all buildings on the property. As the Medfield Meadows project nears completion of construction, DHCD staff may visit the site to ensure that the development meets program guidelines. When the units have received Certificates of Occupancy, the developer must submit to both DHCD and the Medfield Board of Selectmen a project cost examination for the comprehensive permit project. This letter shall expire two years from this date or on October 17, 2020 unless a comprehensive permit has been issued. We congratulate the Town of Medfield and Medfield Meadows LLC on your efforts to work together to increase the Town's supply of affordable housing. If you have any questions as you proceed with the project, please call Alana Murphy at 617-573-1301. Catheri e Racer Associat Director cc: Sarah Raposa, AICP, Town Planner Michael Sullivan, Town Administrator Stephen Nolan, Zoning Board of Appeals Office of the Chief Counsel, DHCD Enc. RESPONSIBILITY FOR COST CERTIFICATION: By your signature below, Medfield Meadows, acknowledges and accepts this approval letter, including the obligation under law to provide the Department of Housing and Community Development and the Town of Medfield with a project cost examination .. Signature: ___________ _ Name (print): __________ _ Date: ---~--~------~ Upon receipt, please make copy of this letter and return a signed copy to Division of Housing Development, Department of Housing and Community Development, 100 Cambridge Street, Boston, MA 02114 ATTN: Local Initiative Program Medfield Meadows, ·Medfield, Massachusetts LOCAL INITIATIVE PROGRAM-COMPREHENSIVE PERMIT Sponsor: Medfield Meadows, LLC 18 Forest Street Sherborn, MA 01770 Project Addresses: 41 Dale Street Medfield, MA 02052 This project will provide ownership opportunities according to the following breakdown: Utility #of #of #of Gross Allowance Type of Unit Maximum Sales Units Bdrms Baths SF (Rental) Price/Rent Condo Fee (HO) Market Units 3 1 1 750. $2, 100 (rental) 13 2 1 900 N/A $2,520 2 3 1.5 1,300 $2,990 Market Units 1 2 2.5 1,600 TBD $528,000 (ownership) 8 3 2.5 1,800 TBD $594,000 LIP Units 2 1 1 750 $153.00 $1,089 (net) (rental) 3 2 1 900 $226.00 $1,265 (net) 1 3 1.5 1,300 $286.00 $1,436 (net) LIP Units 1 2 2.5 1,600 TBD $191,500 (ownership) 2 3 2.5 1,800 TBD $210,900 Total Units 3620181019-DHCD-ltr from_Page_220181019-DHCD-ltr from_Page_320181019-DHCD-ltr from_Page_4

 

Status of Rosebay

Rosebay

Town Status on the Rosebay Project

I have been asked enough about the status of the Rosebay project that I thought I would share what I know.  Rosebay is the private development proposal for 45 units of senior affordable housing on Medfield Housing Authority land that is directly adjacent to Tilden Village on Pound Street.  Rosebay would be all seniors, all rental, and all affordable.  The developer is Brian McMillin of NewGate Housing LLC of Westwood, who was selected by the Medfield Housing Authority.  Brian McMillin previously worked for Gatehouse, at the time Gatehouse built The Parc in Medfield.

In general, the Board of Selectmen have been pushing to have more affordable housing, especially for seniors, so conceptually I support the Rosebay project.

The town’s active and effective Affordable Housing Trust has been meeting with the Rosebay developer and I understand that the Affordable Housing Trust has been advancing the Rosebay project as part of the town’s solution to our affordable housing needs.  I also believe that the Affordable Housing Trust even provided some monies for fees to that developer to advance the project.

The Town of Medfield is in a good spot at the moment with respect to unfriendly 40B proposals because we are currently in a safe harbor, meaning that:

  1. we have a Housing Production Plan that the Department of Housing and Community Development (DHCD) has accepted, and
  2. we are currently building 21 SHI units per year.

I believe that we have about another year and a half of safe harbor remaining, but we also have several irons in the fire that could extend that time frame.

So as long as we remain in that safe harbor, the Zoning Board of Appeals of the Town of Medfield can turn down any 40B that it does not like on the basis that we are in that safe harbor, and the developer cannot end run the town by appealing for state approval to the Housing Appeals Committee (HAC) at the DHCD for an approval.  The HAC routinely approves any developer’s 40B developments turned down by towns, but the HAC will not overturn a ZBA denial based on our being in a safe harbor, while we continue to be in that safe harbor.

The Board of Selectmen will soon send a letter to Department of Housing and Community Development opining about the suitability of the Rosebay project in general, and we would welcome citizen input as part of our formulation of that letter.

The project is not looking to be a Local Initiative Project (LIP), which is a town endorsed 40B.  The need for that town endorsement of a LIP gives the Board of Selectmen a high level of control over any LIP.  The Board of Selectmen therefore does not have that same high level of input and control over Rosebay that we would have if it were a LIP.

In this instance the Zoning Board of Appeals will be the main town entity that will deal with the nuts and bolts issues of the Rosebay project, and that will seek to ameliorate the proposed project and its impacts on both the neighbors and the town.  The ZBA has even greater than usual control over the Rosebay proposal, because of the fact that we are in a 40B safe harbor, and any ZBA denial should be supported by the HAC.

I am trusting the Zoning Board of Appeals to see that the details are worked out as well as they can be so as to minimize the impacts and effects of the project on the neighbors.

DHCD site visit to Rosebay site 11/6

Email this afternoon from Sarah Raposa about the Department of Housing and Community Development site visit to the Tilden expansion project called Rosebay (a copy of the email appears below) –

Rosebay

The Town of Medfield has received notice (from the Developer) that DHCD is currently reviewing an application for Site Approval submitted by NewGate Housing LLC (the “Applicant”). The proposed development will consist of 45 age restricted (62+) rental units comprised of 37 one-bedroom units and 8 two-bedroom units contained within one residential building with amenities, facilities, driveways/roadways and associated infrastructure on ~2.4 acres.

 

Access to the site will be provided from Pound Street. The project will access the utility infrastructure located on Pound Street, including sanitary sewer, water, gas, electric, telephone and cable. The stormwater management system will be designed to fully comply with all the standard of the MA DEP Stormwater Management Regulations. The Applicant is proposing that all units (100%) will be identified as affordable units for the Town’s Subsidized Housing Inventory.

 

The application may be viewed on the Town’s website: HERE

 

Should DHCD deem the conceptual design appropriate for the site, the Applicant is then allowed to submit a formal comprehensive permit application to the Medfield Zoning Board of Appeals for this project.

 

As part of its review, DHCD will conduct a site visit, which Local Boards[1] may attend. The site visit for The Rosebay at Medfield has been scheduled for Tuesday, November 6, 2018 at 10:00 am. Please meet at the project location (at or near 30 Pound Street).

 

A municipality has an opportunity to submit comments to the agency within 30 days.  The public may also wish to submit comments.  The deadline for comments is no later than TBD.

 

Please inform us of any issues that have been raised or are anticipated in the review of this application within 7 days of the site visit so that comments may be incorporated in to the Board of Selectmen’s municipal comment letter.

 

[1] Local Board – means any local board or official, including, but not limited to any board of survey; board of health; planning board; conservation commission; historical commission; water, sewer, or other commission or district; fire, police, traffic, or other department; building inspector or similar official or board; city council or board of selectmen.  All boards, regardless of their geographical jurisdiction or their source of authority (that is, including boards created by special acts of the legislature or by other legislative action) shall be deemed Local Boards if they perform functions usually performed by locally created boards.

 

 

Sarah Raposa, AICP

Town Planner

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 –

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

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