Category Archives: Affordable housing / 40B

Town to DHCD on Rosebay

Posted on December 3, 2018 | Comments Off on Town to DHCD on Rosebay

MICHAEL J. SULLIVAN Town Admmislralor TOWN OF MEDFIELD Office of BOARD OF SELECTMEN TOWN HOUSE, 459 MAIN STREET MEDFIELD, MASSACHUSETTS 02052-0315 (508) 359-8505 November27,2018 Catherine Racer, Associate Director Division ofHousing and Development Department ofHousing and Community Development 100 Cambridge Street, Suite 300 Boston, Massachusetts 02114 RE: Chapter 40B Comprehensive Permit Project Name: Location: NumberofUnits: Subsidizing Agency: Applicant: The Rosebay at Medfield 30 Pound Street, Medfield, MA, 02502 45 Units (45 affordable) DHCD Newgate Housing LLC Dear Ms. Racer, Thank you for the opportunity to comment on the Project Eligibility Application under the Chapter 40B program for a proposed Low Income Housing Tax Credit ("LIHTC") development. The Rosebay at Medfield, a 45-unit senior housing rental development proposed by Newgate Housing LLC contains 37 one-bedroom units and 8 two-bedroom units as well as programming space for elder services. The project site is currently in partial use as a Medfield Housing Authority senior housing property ("Tilden Village"). Tilden Village includes 60 units within six two-story buildings and is served by existing municipal infrastructure. As Tilden Village is not served by elevators and none ofthe upper-story units are accessible, and as the proposed development includes programming space for elder services, it is logical to locate new senior housing on the undeveloped two-acre portion ofthe site. There is very limited available land in Medfield that is served by public water and sewer - including most undeveloped Town-owned land and the former Medfield State Hospital Site. This presents significant challenges to the provision ofaffordable housing on other Town-owned sites. In order to increase the supply of handicap accessible affordable senior rental housing which would provide a modest number oftwo-bedroom units to accommodate households with authorized home care workers the site at 30 Pound Street is ideal given its proximate location to the Town Center, existing senior housing, and local services. The Medfield Board ofSelectmen has reviewed the application and is in support ofthe concept to construct affordable senior housing on this site but has some reservations about the design and potential traffic impacts ofthe proposed building. Having recently completed a Housing Production Plan which underscored the need for more diverse housing units in terms ofunit size, tenure, and cost, the Plan specifically identified both Tilden Village and the Town Center as a target area for affordable housing. The Townled effort to allow further development at Tilden Village has been a partnership between the Board ofthe Selectmen, the Medfield Affordable Housing Trust, and the Medfield Housing Authority to develop and issue an RFP for this site, and then to select the most responsible proposer [Newgate LLC]. The applicant has worked with the Town to develop a development program to create additional senior housing. The building, which has not yet undergone local permitting, has generated concem from neighboring residents and within the Town government. Although the applicant states that much ofthe design issues could be worked out during the Zoning Board ofAppeals ("ZBA") process, the Town would prefer the applicant to revise their design program prior to appearing before the ZBA as incomplete applications could potentially undermine concerted efforts on the Town's part to make the plan review process as transparent as possible. The applicant's permitting strategy to wait until after the commencement ofa hearing at the ZBA could damage newly formed public trust and lead to confusion and the spread ofmisinformation, which could be detrimental to an already sensitive proposal for much needed housing and add considerable time and acrimony to the process. Due to these factors, the Board of Selectmen may opt not to support this project unless the applicant changes approach and becomes more responsive to community concems regarding design and traffic impacts, and consequently, they may recommend that the Zoning Board ofAppeals deny this project, as is their right due to the Town's position in Safe Harbor. In addition to the Town's efforts to improve public perception regarding affordable housing, the Town has made significant strides to increase the actual production of affordable housing opportunities within the Town. Since the completion ofthe Housing Production Plan, the Town has authorized the fonnation ofan Affordable Housing Trust ("Trust"), passed a $lm bond to capitalize the Trust, and adopted an aggressive Inclusionary Zoning Bylaw at Annual Town Meeting in 2017. The Town has been involved in further planning efforts including the Trust's completion ofa Five-Year Action Plan and Strategy and a Master Plan for the State Hospital site, which features provisions for affordable housing opportunities. Since the adoption ofthe Housing Production Plan, the Town has met their targets to reach Safe Harbor by approving the following developments: Cushman House at 67 North Street (rental, 8 units, 2 affordable), 71 North Street (rental, 8 apartments, 2 affordable), Chapel Hill Landing (ownership, 49 units, 13 affordable), Hillside Village (rental, 16 apartments, 4 affordable), and is currently reviewing Medfield Green at 41 Dale Street (mixed tenure, 36 units, 27 SHI eligible units). The Medfield Planning Board took the opportunity to comment on the proposal early in concept at their August 28, 2017 meeting and again at their September 17, 2018 meeting. The Planning Board is concemed about the design ofthe building; in particular with respect to the roofline and the massing. Although the school complex is a large institutional building, Tilden Village consists ofmodest two-story structures and the surrounding neighborhood contains single family homes. The Planning Board is concemed that the proposed building is not in keeping with the architectural vemacular ofthe area and would like to see more effort to appropriately mass the building so as to minimize impacts on neighboring properties. Medfield's local design standards discourage long unbroken facades, and they should be avoided and broken up with recesses and projections, changes in materials, and complimentary landscaping; although these standards are not applicable to a development pursuant to Chapter 40B, they do offer insight as to what the Town might consider appropriate design. The Planning Board also requested a traffic report and recommended the Zoning Board ofAppeals consider obtaining technical assistance for the design review ofthe proposed building. A site visit with DHCD was conducted on November 6, 2018. During the site visit, the following issues were discussed: • Identification ofproject in Housing Production Plan • Services and amenities offered and available in the community near the project site • Amount ofaffordable family housing available in Medfield • Level of support from the Town and residents • Comments related to the school, such as retention ofan existing path • Minimum age restriction (55 versus 62) • Bedroom counts; necessity for two-bedroom units • Height, bulk, massing and architectural context • Lockbox gate in rear • Absence ofwetlands or natural heritage areas Following the site visit, Town Officials have submitted the following comments: TOWN ADMINISTRATOR The Town Administrator is not supportive ofthis proposal. The Town Administrator believes that the proposed neighborhood has faced a lot ofrecent development, including the 2005 renovation ofthe Middle and High Schools (originally constructed in 1961),a recent multifamily conversion resulting in the preservation ofthe historic Cushman House and resulting in 8 units including two affordable handicap accessible units, and a proposed adjacent multifamily project, also resulting in an increase of8 units including two affordable units for a total of 16 units within a halfmile radius ofthe project site. Further, Pound Street is currently used as a commuter cut through which would be impacted by this project. The Town Administrator would prefer to focus development at the former State Hospital Site. BOARD OF HEALTH Due to the project site's location within the Aquifer Protection Zone [which covers much ofthe Town], the applicant is requested to infiltrate, at a minimum, the first one-inch of run-offfrom the entire site, and that run offfrom impervious surfaces be treated to the highest regulatory standard prior to infiltration. The Board ofHealth believes this will help ensure that the Town can maintain a clean and adequate supply ofdrinking water to its citizens, including those who reside and/or work at this project site. DEPARTMENT OF PUBLIC WORKS Although the Department ofPublic Works (DPW) anticipates that all drainage, water, and sewer utilities will be shown on future plans as the project progresses, there are still some concems about other missing elements. The current plans do not address snow removal for the planned development. It is unclear ifthere will be snow storage areas dedicated for winter operations or ifthe snow be removed from the site. DPW notes that ifthe snow is planned to be removed from the site, accommodations for larger removal equipment such as, loaders, trailer dumps or large blowers should be considered. Parking vehicles within the right-of-way while snow removal in the development takes place should not be entertained as the town enforces parking bans throughout the winter months. In addition, the applicant shows a driving lane and two parking spaces located within a 20' wide drainage easement held by DPW. Further discussion between the applicant and DPW will be required regarding the easement. In addition, details for handicap accessibility should be shown for each ofthe sidewalk approaches to the main entrance driveway on Pound Street. Lastly, DPW notes that all permits should be obtained before any work has commenced for street opening, trenching, and water and sewer connections; and believes the applicant should satisfy concems related to increased traffic. COUNCIL ON AGING The Council on Aging is supportive ofthis proposal but has some concems about the appearance ofthe building, as well as the size and height. MEDFIELD PUBLIC SCHOOLS The Medfield School Department is concemed by how close the building and parking is to adjacent Middle and High School complex. Many students at both the middle school and high school walk to school, and use an existing path that runs through the site to access the school. Maintaining the safe pedestrian access through the site for students should be a priority. There is also concem that the current road on the school side will be used as an emergency egress into the property. The school property has consistent traffic from 7am -llpm from Sunday-Saturday for the period of September - June, and could be impacted by this project. Finally, the School Department notes that part ofthe Housing Authority property is currently in use as a playground for the School's daycare. MEDFIELD POLICE DEPARTMENT The Medfield Police Department is supportive ofthis proposal, but would like to see more details related to site illumination and traffic impacts. MEDFIELD FIRE DEPARTMENT The Medfield Fire Department would prefer the applicant use a lockbox at the gate for emergency egress in lieu ofOpticon, a barcode scanning system. RESIDENT COMMENTS In addition to those comments by Town Officials, a number ofneighbors and residents have also submitted comments on the proposed project. Most comments related to concems related to the Aquifer Protection District, the appropriateness ofthe building, the design ofthe building, and traffic impacts; however, not all letters spoke in opposition and several residents did issue letters ofsupport. GENERAL COMMENTS Finally, the Town has reviewed the development budget and operating pro forma for the proposed project. The Town recognizes that there are real challenges with respect to finding income eligible tenants who can afford LIHTC rents without a rental subsidy but notes that the proposal calls for 8 apartments to be "Low Income, Rental Assisted" units. The Town would like to better understand the anticipated source, amount, and duration of this partial rental subsidy as part ofits assessment ofproject viability. While it is premature to expect the development team to stipulate a recapitalization plan for the end ofthe tax credit period at this very early point in the process, the Town seeks reasonable assurances regarding the long-term feasibility ofthe development including potentially following a transfer ofcontrol to the Housing Authority or another party ifthe original partnership is dissolved after the initial LIHTC compliance period ends after 15 years. Understanding the availability and likelihood ofrental assistance for some ofthe project's units, both during and after the LIHTC compliance period, is important in this respect. The Town also notes that the fair market rents for 2019 have been issued and should be used in Newgate LLC's pro forma calculations. Due to long-term funding challenges, the Town also recognizes that the affordable units in this development are smaller than those required by DHCD but believes this will assist with future affordability. As the project consists ofthree fully handicap accessible units and two hearing impaired accessible units, and the building is served by an elevator, the Town is satisfied that the units will provide significant housing opportunities for lower income senior households. Although DHCD has advised against the inclusion oftwo-bedroom units, the Town would like to see the two-bedroom units to remain so as to allow for the occupancy of an authorized home care worker and believes such units would provide a significant benefit to the Town. In consideration ofthe above comments, and those enclosed, it is our expectation that you will agree that the Rosebay at Medfield is eligible for funding by DHCD so they may proceed with applying for LIHTC credits. Please do not hesitate to contact us with any questions that you may have. ^ [ichaerMardiicci, Chairman Medfield Board of Selectmen20181203-SR-Rosebay - Medfield Municipal Comment Letter 12-03-18_Page_220181203-SR-Rosebay - Medfield Municipal Comment Letter 12-03-18_Page_320181203-SR-Rosebay - Medfield Municipal Comment Letter 12-03-18_Page_420181203-SR-Rosebay - Medfield Municipal Comment Letter 12-03-18_Page_5

Comments Off on Town to DHCD on Rosebay

Posted in Affordable housing / 40B, Seniors

Current draft of town response

Posted on November 20, 2018 | Comments Off on Current draft of town response

Rosebay

This email yesterday from Sarah Raposa, Town Planner about the town’s draft letter to Department of Housing and Community Development about the Rosebay project –

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

TOWN OF MEDFIELD
Office of

BOARD OF SELECTMEN

TOWN HOUSE, 459 MAIN STREET

MEDFIELD, MASSACHUSETTS 02052-0315

 

November 27, 2018

 

Catherine Racer, Associate Director

Division of Housing and Development

Department of Housing and Community Development

100 Cambridge Street, Suite 300

Boston, Massachusetts 02114

 

RE:      Chapter 40B Comprehensive Permit

Project Name: The Rosebay at Medfield
Location: 30 Pound Street, Medfield, MA, 02502
Number of Units: 45 Units (45 affordable)
Subsidizing Agency: DHCD
Applicant: Newgate Housing LLC

 

Dear Ms. Racer,

 

Thank you for the opportunity to comment on the Project Eligibility Application under the Chapter 40B program, for a proposed Low Income Housing Tax Credit (“LIHTC”) development.  The Rosebay at Medfield, a 45-unit senior housing rental development proposed by Newgate Housing LLC contains 37 one-bedroom units and 8 two-bedroom units as well as programming space for elder services. The project site, which is currently in partial use as a Medfield Housing Authority senior housing property (“Tilden Village”), which currently contains 60 units within six two-story buildings and is served by existing municipal infrastructure. As Tilden Village is not served by elevators and none of the upper-story units are accessible, and as the proposed development includes programming space for elder services, it is logical to locate new senior housing on the undeveloped two-acre portion of the site; particularly as there is very limited available land in Medfield that is served by public water and sewer – including most undeveloped Town-owned land and the former Medfield State Hospital Site; thereby presenting significant challenges to the provision of affordable housing on other Town-owned sites. In order to increase both the supply of affordable senior rental housing, and also handicap accessible housing, as well as to provide a modest number of two-bedroom units to accommodate households with authorized home care workers, and the inclusion of space for elder services, the site at 30 Pound Street is ideal given its proximate location to the Town Center, existing senior housing, and local services.

 

The Medfield Board of Selectmen has reviewed the application and is in support of the concept to construct affordable senior housing on this site; but has some reservations about the design and potential traffic impacts of the proposed building. Having recently completed a Housing Production Plan which underscored the need for more diverse housing units in terms of unit size, tenure, and cost, the Plan specifically identified both Tilden Village and the Town Center as a target area for affordable housing. The Town-led effort to allow further development at Tilden Village has been a partnership between the Board of the Selectmen, the Medfield Affordable Housing Trust, and the Medfield Housing Authority to develop and issue and RFP for this site, and then to select the most responsible proposer [Newgate LLC].  The applicant has worked with the Town to develop a development program to create additional senior housing. The building, which has not yet undergone local permitting, has generated concern from neighboring residents and within the Town government. Although the applicant states that much of the design issues could be worked out during the Zoning Board of Appeals (“ZBA”) process, the Town would prefer the applicant to revise their design program prior to appearing before the ZBA as incomplete applications could potentially undermine concerted efforts on the Town’s part to make the plan review process as transparent as possible. The applicant’s permitting strategy to wait until after the commencement of a hearing at the ZBA could damage newly formed public trust and could lead to confusion and the spread of misinformation, which could be detrimental to an already sensitive proposal for much needed housing and add considerable time and acrimony to the process. Due to these factors, the Board of Selectmen may opt not to support this project unless the applicant changes approach and becomes more responsive to community concerns regarding design and traffic impacts, and consequently, they may recommend that the Zoning Board of Appeals deny this project, as is their right due to the Town’s position in Safe Harbor.

 

In addition to the Town’s efforts to improve public perception regarding affordable housing, the Town has made significant strides to increase the actual production of affordable housing opportunities within the Town. Since the completion of the Housing Production Plan, the Town has authorized the formation of an Affordable Housing Trust (“Trust”), passed a $1m bond to capitalize the Trust, and adopted an aggressive Inclusionary Zoning Bylaw at Annual Town Meeting in 2017. The Town has been involved in further planning efforts including the Trust’s completion of a Five-Year Action Plan and Strategy and a Master Plan for the State Hospital site, which features provisions for affordable housing opportunities. Since the adoption of the Housing Production Plan, the Town has met their targets to reach Safe Harbor by approving the following developments: Cushman House at 67 North Street (rental, 8 units, 2 affordable), 71 North Street (rental, 8 apartments, 2 affordable), Chapel Hill Landing (ownership, 49 units, 13 affordable), Hillside Village (rental, 16 apartments, 4 affordable), and is currently reviewing Medfield Green at 41 Dale Street (mixed tenure, 36 units, 27 SHI eligible units).

 

The Medfield Planning Board took the opportunity to comment on the proposal early in concept at their August 28, 2017 meeting and again at their September 17, 2018 meeting. The Planning Board is concerned about the design of the building; in particular with respect to the roofline and the massing. Although the school complex is a large institutional building, Tilden Village consists of modest two-story structures and the surrounding neighborhood contains single family homes. The Planning Board is concerned that the proposed building is not in keeping with the architectural vernacular of the area and would like to see more effort to appropriately mass the building so as to minimize impacts on neighboring properties.  Medfield’s local design standards discourage long unbroken facades, and they should be avoided and broken up with recesses and projections, changes in materials, and complimentary landscaping; although these standards are not applicable to a development pursuant to Chapter 40B, they do offer insight as to what the Town might consider appropriate design. The Planning Board also requested a traffic report and recommended the Zoning Board of Appeals consider obtaining technical assistance for the design review of the proposed building.

 

A site visit with DHCD was conducted on November 6, 2018. During the site visit, the following issues were discussed:

 

  • Identification of project in Housing Production Plan
  • Services and amenities offered and available in the community near the project site
  • Amount of affordable family housing available in Medfield
  • Level of support from the Town and residents
  • Comments related to the school, such as retention of an existing path
  • Minimum age restriction (55 versus 62)
  • Bedroom counts; necessity for two-bedroom units
  • Height, bulk, massing and architectural context
  • Lockbox gate in rear
  • Absence of wetlands or natural heritage areas

 

Following the site visit, Town Officials have submitted the following comments:

 

TOWN ADMINISTRATOR

The Town Administrator is not supportive of this proposal. The Town Administrator believes that the proposed neighborhood has faced a lot of recent development, including the 2005 renovation of the Middle and High Schools (originally constructed in 1961), a recent multifamily conversion resulting in the preservation of the historic Cushman House and resulting in 8 units including two affordable handicap accessible units, and a proposed adjacent multifamily project, also resulting in an increase of 8 units including two affordable units for a total of 16 units within a half mile radius of the project site. Further, Pound Street is currently used as a commuter cut through which would be impacted by this project. The Town Administrator would prefer to focus development at the Former State Hospital Site.

 

BOARD OF HEALTH

Due to the project site’s location within the Aquifer Protection Zone [which covers much of the Town], the applicant is requested to infiltrate, at a minimum, the first one-inch of run-off from the site entire site, and that run off from impervious surfaces be treated to the highest regulatory standard prior to infiltration. The Board of Health believes this will help ensure that the Town can maintain a clean and adequate supply of drinking water to its citizens, including those who reside and/or work at this project site.

 

DEPARTMENT OF PUBLIC WORKS

Although the Department of Public Works (DPW) anticipates that all drainage, water, and sewer utilities will be shown on future plans as the project progresses, there are still some concerns about other missing elements. The current plans do not address snow removal for the planned development. It is unclear if there will there be snow storage areas dedicated for winter operations or if the snow be removed from the site. DPW notes that if the snow is planned to be removed from the site, accommodations for larger removal equipment such as, loaders, trailer dumps or large blowers should be considered. Parking vehicles within the right-of-way while snow removal in the development takes place should not be entertained as the town enforces parking bans throughout the winter months. In addition, the applicant shows a driving lane and two parking spaces located within a 20’ wide drainage easement held by DPW. Further discussion between the applicant and DPW will be required regarding the easement. In addition, details for handicap accessibility should be shown for each of the sidewalk approaches to the main entrance driveway on Pound Street. Lastly, DPW notes that all permits should be obtained before any work has commenced for street opening, trenching, and water and sewer connections; and believes the applicant should satisfy concerns related to increased traffic.

 

COUNCIL ON AGING

The Council on Aging is supportive of this proposal but has some concerns about the appearance of the building, as well as the size and height.

 

MEDFIELD PUBLIC SCHOOLS

The Medfield School Department is concerned by how close the building and parking is to adjacent Middle and High School complex. Many students at both the middle school and high school walk to school, and use an existing path that runs through the site to access the school.  Maintaining the safe pedestrian access through the site for students should be a priority. There is also concern that the current road on the school side will be used as an emergency egress into the property. The school property has consistent traffic from 7am -11 pm from Sunday-Saturday for the period of September – June, and could be impacted by this project. Finally, the School Department notes that part of the Housing Authority property is currently in use as a playground for the School’s daycare.

 

MEDFIELD POLICE DEPARTMENT

The Medfield Police Department is supportive of this proposal, but would like to see more details related to site illumination and traffic impacts.

 

MEDFIELD FIRE DEPARTMENT

The Medfield Fire Department would prefer the applicant use a lockbox at the gate for emergency egress in lieu of Opticon, a barcode scanning system.

 

RESIDENT COMMENTS

In addition to those comments by Town Officials, a number of neighbors and residents have also submitted comments on the proposed project. Most comments related to concerns related to the Aquifer Protection District, the appropriateness of the building, the design of the building, and traffic impacts; however, not all letters spoke in opposition and several residents did issue letters of support.

 

GENERAL COMMENTS

Finally, the Town has some concerns regarding the pro forma and the long-term financial viability of the project once the compliance period ends for tax credit recapture. The Town recognizes that there are real challenges with respect to finding income eligible tenants who can afford LIHTC rents without a rental subsidy. With no long-term rental subsidy or other known recapitalization plan, there is some concern as to what position this may put the Housing Authority in should they wish to regain control of the property upon the dissolution of the Limited Partnership Agreement in light of the need to also pay for maintenance and management expenses. The Town also notes that the fair market rents for 2019 have been issued and should be used in New Gate LLC’s pro forma calculations. Due to long-term funding challenges, the Town also recognizes that the affordable units in this development are smaller than those required by DHCD but believes this will assist with future affordability. As the project consists of three fully handicap accessible units and two hearing impaired accessible units, and the building is served by an elevator, the Town is satisfied that the units will provide significant housing opportunities for lower income senior households. Although DHCD has advised against the inclusion of two-bedroom units, the Town would like to see the two-bedroom units to remain so as to allow for the occupancy of an authorized home care worker and believes such units would provide a significant benefit the Town.

 

In consideration of the above comments, and those enclosed, it is our expectation that you will agree that the Rosebay at Medfield is eligible for funding by DHCD so they may proceed with applying for LIHTC credits.

 

Please do not hesitate to contact us with any questions that you may have.

 

 

Sincerely,

 

 

 

Michael Marcucci, Chairman

Medfield Board of Selectmen

 

Comments Off on Current draft of town response

Posted in Affordable housing / 40B, Select Board matters

Rosebay follow up #2

Posted on November 13, 2018 | Comments Off on Rosebay follow up #2

Rosebay

EMAIL EXCHANGE THIS AFTERNOON BETWEEN TOWN PLANNER AND NEIGHBOR:

Email from neighbor =  “Our main concern is the scale of the project is massive in relation to the neighborhood.”

 

Sarah Raposa email back = The Planning Board will be requesting that the ZBA include architectural and design review as part of the the ZBA’s technical review process in order to find ways to reduce the height and bulk of the building.

Sarah

Sarah Raposa, AICP

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

www.town.medfield.net

 

 

Comments Off on Rosebay follow up #2

Posted in Affordable housing / 40B, Buildings, Development, Downtown, Zoning

Better Rosebay update

Posted on November 13, 2018 | Comments Off on Better Rosebay update

Rosebay

Always best to get your information from the people who really know things.  This is the response email from Sarah Raposa to the abutting neighbors providing the straight story.

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

Pete did a good job of summarizing the process and addressing your concerns. I think that some of the aspects of the failed Senior Housing Overlay District Bylaw may have trickled into your thinking on Points 4 & 5. The Rosebay units are indeed proposed to be perpetually affordable to seniors who income qualify (Point 4) and the Town will likely exercise its right to request 70% local preference (Point 5). The local preference step is done after a comprehensive permit is issued. We have done this for all of the 40B thus far.  Affordability and local preference were issues that came up at special town meeting that we could not control through the zoning but are part of the 40B process.

Please let me know if you have additional questions or concerns.

Best,

Sarah

Sarah Raposa, AICP

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

www.town.medfield.net

 

Comments Off on Better Rosebay update

Posted in Affordable housing / 40B, Development, Downtown, Zoning

Rosebay update

Posted on November 13, 2018 | Comments Off on Rosebay update

Rosebay

I responded this morning to an email from Pound Street neighbors of the proposed Rosebay project to both me and Sarah Raposa, Town Planner, and I  thought others might be interested in that response, which follows.

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

Sarah will know this landscape better than I, but I will share what I know and my current thinking.

 

The current step calls for the Board of Selectmen to make a submission to Department of Housing and Community Development about the appropriateness of the site for the project, which is an initial determination that DHCD must make for the developer to move forward to the real permitting phase, which is the application for a comprehensive permit before the Zoning Board of Appeals of the Town of Medfield.  It is really before the ZBA where the decisions will get made as to all the details of the sorts of land use issues that you are raising as concerns will get addressed and decided.  The ZBA will undoubtedly be seeking neighborhood input into what it should decide, and I encourage you to be involved in that process.  It is usually an iterative process over many meetings, spread over many months, as the developer will submit detailed plans and the town will hire, at the applicant’s expense, its own peer review engineers and other experts to analyze those plans and to make recommendations to the ZBA on the developer’s submission.

 

At this stage, DHCD is merely issuing a preliminary yes or no as to whether the proposed project is appropriate enough to the site so as to be allowed to proceed to the comprehensive permit filing process.  You may recall that the 200 unit proposed 40B at the intersection of Rte. 27 and Dale Street was denied site approval by DHCD at a similar stage, in what all said at the time was a highly unusual denial.  It is my understanding that almost all proposed 40B’s receive DHCD approval to move forward to the comprehensive permit stage.

 

To date, the Board of Selectmen has generally been in favor of expanding the senior housing at that site, but to date has not weighed in on the current proposal.

 

However, I can share with you my thoughts on your particular issues (in the red):

  1. The proposed development is inconsistent with the character of the residential aspects of the neighborhood.  I say this because the proposed structure is a single, three- story building on a relatively small site.  A three-story building will dwarf the homes on the opposite side of Pound Street and the adjacent homes on the same side of the street.  Tilden Village is far more consistent with the character of the neighborhood.    — I would prefer to see a two story structure.  However, I do understand the benefits of such a building for seniors to be in one large building instead of the many smaller buildings as was done at Tilden.
  2. Light pollution from the development.   — I have learned from my involvement with the Medfield Energy Committee and its study of converting the town to LED streetlights that light from LED’s can be directed, so as to prevent such light pollution into neighbors lands.
  3. Potential traffic impacts on a street that is already congested in the mornings and afternoons due to traffic associated with the school campus.  — Yes, agreed.  I do not see a way around the traffic issue.  Traffic studies will likely be required, done, and peer reviewed, but more housing units means more traffic.
  4. The apartments are not affordable in perpetuity.   — I thought that they would have continued protection, but if that is not possible, then I would still favor doing the project is we can get a good number of years of such units for seniors. 
  5. Whether Medfield senior residents are likely to qualify for these affordable apartments.   — I do not know when one can build local preferences in and when one cannot, but even if we cannot with this particular project, these units will assist a lot of local seniors.  I expect the ZBA will build in whatever local preference is allowed.

 

This project is being planned by Brian McMillin, who formerly worked with Gatehouse when Gatehouse developed The Parc on West Street, and if Rosebay is build, the plans say that it would be managed by Gatehouse.  Therefore, I would expect Rosebay to both look and operate much as The Parc has.  From my recent inquiries of those who live directly across West Street from the Parc, I have learned that those people have found The Parc to be a problem free neighbor.

Comments Off on Rosebay update

Posted in Affordable housing / 40B, Development, Downtown

Rosebay comments due 12/6/18

Posted on November 8, 2018 | Comments Off on 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

Comments Off on Rosebay comments due 12/6/18

Posted in Affordable housing / 40B, Seniors

DHCD OK’s Medfield Meadows

Posted on October 26, 2018 | Comments Off on 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

 

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Posted in Affordable housing / 40B, Development, Downtown, State

Status of Rosebay

Posted on October 23, 2018 | 8 comments

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.

8 Comments

Posted in Affordable housing / 40B, Buildings, Development, Downtown, Permitting, Select Board matters, Seniors, Zoning

DHCD site visit to Rosebay site 11/6

Posted on October 22, 2018 | 2 comments

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

2 Comments

Posted in Affordable housing / 40B, Seniors

The Rosebay at Medfield

Posted on August 18, 2018 | Comments Off on 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

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Posted in Affordable housing / 40B, Buildings, Development, Downtown, Seniors