Category Archives: Development

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

 

 

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.

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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

 

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.

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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.

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.

MSH MPC report released

 

msh-phil tuths-buildings

Photo by Phil Tuths

Email today from the Medfield State Hospital Master Planning Committee –

Medfield State Hospital Master Plan Committee Update

The Medfield State Hospital Master Planning Committee is pleased to announce the release of the Medfield State Hospital Strategic Reuse Master Plan for the State Hospital site after four years of intensive effort.

 

 

msh mpc cover
The cover of the Medfield State Hospital Strategic Reuse Master Plan.

 

Preferred Master Plan Released

Residential, cultural, commercial, retail, and recreational uses are incorporated into the plan.  Key features include:

·         diverse housing types addressing needs for seniors, down-sizers, millennials, and affordability;

·         restoration and reuse of almost all of the existing buildings;

·         maximizing open space and vistas;

·         buildings and open area for a cultural hub; and

·         space designated for a recreational and athletic complex.

The plan balances the priorities and desires of the Community with the economic and financial objectives of minimal impacts on school and Town services, minimal effects on property tax rates, and the potential for profitable development from the investor’s perspective.

The Master Plan is available for your review on the Town’s website located at:  MSHVision.net. Viewers are encouraged to read the four-page Executive Summary first.   A more detailed rationale and explanation of the plan is found in Chapter VIII, The Preferred Redevelopment Scenario (pages 85 – 122.)  A complete draft of the zoning by-law has also been prepared and can be read in the Appendix Document, Chapter 11, Draft Zoning By-law for Medfield State Hospital, (pages 137 – 175.)

See you at Medfield Day September 15, 2018!

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