Category Archives: Development

Upcoming Lottery for Affordable Rental Apts at Hillside Village

Hillside

Affordable Housing Lottery Open – Hillside Village

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

MAXIMUM Household Income Limits:

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

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

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

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

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

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

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Application

Information Packet

 

 

Sarah Raposa, AICP

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

www.town.medfield.net

Town Hall Hours: 

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

Tuesday: 8:30 am – 7:30 pm

Friday: 8:30 am – 1:00 pm

10/3 PB hearing on zoning for MSH

msh-phil tuths-buildings

Photo by Phil Tuths

Posted on: September 6, 2019

MSH Rezoning – Planning Board Public Hearing 10/03/19

Pursuant to the provisions of MGL ch. 40A §5, the Medfield Planning Board will hold a public hearing at 8:05 p.m. on Thursday, October 3, 2019, at the Medfield Town House, 459 Main Street, for the purpose of accepting public comments on the following proposed amendments to the Town of Medfield Zoning By-laws:

Item 1: Article ## To see if the Town will vote to amend the Medfield Town Code Article 300 Zoning by adding a new section known as Article 300-20 to create a new “Medfield State Hospital District” seeking to:

  • promote the reuse of the former Medfield State Hospital property and certain nearby properties by encouraging a balanced, mixed-use approach with housing, educational, recreational, cultural and commercial uses, with open space and with public access;
  • implement the goals and objectives of the Strategic Reuse Master Plan for Medfield State Hospital;
  • promote the public health, safety, and welfare by encouraging diversity of housing opportunities;
  • increase the availability of affordable housing by creating a range of housing choices for households of all incomes, ages, and sizes, and meet the existing and anticipated housing needs of the Town, as identified in the Medfield Housing Production Plan (2016);
  • ensure high quality site reuse and redevelopment planning, architecture and landscape design that enhance the distinct visual character and identity of the Medfield State Hospital area and provide a safe environment with appropriate amenities;
  • encourage preservation and rehabilitation of historic buildings;
  • encourage the adoption of energy and water-efficient practices and sustainability;
  • establish design principles and guidelines and ensure predictable, fair and cost-effective development review and permitting.

Full text of the proposal is on file with the Town Clerk and the Planning Department and may be inspected during regular business hours, as well as on the Town’s website at www.town.medfield.net. All interested persons should attend the public hearing.

Item 2: Article ## To see if the Town of Medfield will vote to create a new zoning district consisting of the following parcels as shown on the map titled “Proposed Medfield State Hospital District (MSHD)” dated 08/17/18 which is on file with the Town Clerk and Planning Department (71-001/Core Campus, 71-020/Laundry Parcel, 71-017/Water Tower, 63-004/Sledding Hill) for the purpose of creating a new zoning map district that enables the uses, dimensional requirements, permitting processes etc. of the proposed Medfield State Hospital District all as set forth in the document entitled “Notice of Planning Board Hearing Relative to Proposed Zoning By-Law Amendments Pursuant to M.G.L c. 40A, § 5 Scheduled for October 3, 2019” on file in the office of the Town Clerk. Full text of the proposals is on file with the Town Clerk and the Planning Department and may be inspected during regular business hours, as well as on the Town’s website at www.town.medfield.net. All interested persons should attend the public hearing.

SARAH T. LEMKE, CHAIR

MEDFIELD PLANNING BOARD

MEDFIELD PRESS

  • September 13, 2019
  • September 20, 2019

 

 

Sarah Raposa, AICP

Town Planner

Safe Harbor claimed for Rosebay

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

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

BLATMAN, BOBROWSKI & HAVERTY, LLC ------ATTORNEYS AT LAW------ PAUL}. HAVERTY Paul@bbhlaw.net HAND DELIVERED Brian J. McMillin, Manager Newgate Housing LLC 61 Blueberry Lane Westwood, MA 02052 9 DAMONMILL SQUARE, SUITE 4A4 CONCORD, MA 01742 PHONE 978.371.2226 FAX 978.371.2296 August 15,2019 RE: The Rosebay At Medfield - Pound Street, Medfield, MA Notice of Safe Harbor Pursuant to 760 CMR 56.03(8) Dear Mr. McMillin: Please accept this correspondence as formal notification on behalf of the Medfield Zoning Board of Appeals (the "Board"), pursuant to 760 CMR 56.03(8), that the Board has determined that the "Housing Production Plan" Safe Harbor, pursuant to 760 CMR 56.03(4), is applicable to the comprehensive permit application filed by you on July 19, 2019. The Board timely-opened its public hearing on August 15, 2019. Pursuant to 760 CMR 56.05, the Board has fifteen (15) days from this hearing to provide you written notice of any Safe Harbor claims it may have pursuant to 760 CMR 56.03(3) through (7). Please accept this correspondence as written notification that the Town of Medfield has the benefit ofthe Housing Production Plan Safe Harbor pursuant to 760 CMR 56.03(4). Pursuant to a letter of certification issued by the Department of Housing and Community Development ("DHCD") dated June 10, 2019, the Town has a one-year Safe Harbor which commenced on May 10,2019 and which runs through May 9, 2020. A copy ofthe DHCD certification letter is attached hereto as Exhibit 1. While the Board has determined that the Housing Production Plan Safe Harbor is applicable, the provision of such notice does not constitute a determination on the merits of the Project. This notice is provided to protect the Town's rights with regard to the Housing Production Plan Safe Harbor, which would be lost if notice was not provided within the fifteen (15) day period proscribed by the Regulations. The Board remains open-minded about the development that has been proposed, and intends to conduct a thorough review to determine whether legitimate issues of local concern may be adequately addressed through changes to the project design. If you have any questions regarding this correspondence, please feel free to contact me. Cc: Phil DeMartino, DHCD Sarah Raposa, Town Plmmer 2 Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Charles D. Baker, Governor + Karyn E. Polito, Lt. Governor + Janelle L. Chan, Undersecretary June 10,2019 Mr. Gustave Murby, Chairman Medfield Board of Selectman Town House/ 459 Main Street Medfield, MA 02052 Housing Production Plan- Certification Approved Dear Mr. Murby: The Department of Housing and Community Development (DHCD) certifies that the Town of Medfield is in compliance with its Housing Production Plan. This certification is effective for a one year period beginning on May 10,2019 to May 9, 2020. This Certification of Municipal Compliance is based on the following findings: 1. Medfield has provided evidence that the required number of units described in its request is eligible to be counted towards certification. 2. The 27 Subsidized Housing Inventory (SHJ) eligible units in this project (Medfield Meadows SHl ID # 10290 meet the number (21) necessary to satisfy a one year certification threshold~ 3. The housing development is consistent with the production goals outlined in Medfield Housing Production Plan. Please note that all units must retain eligibility for the SHJ for the entire certification period. If units are no longer eligible for inclusion on the SHI, they will be removed and will no longer be eligible for certification. This action may affect the term of your certification. I have included an updated list of SHI eligible units. Medfield's current SHI stands at 8.29%. If you have any questions or need assistance, please contact Phillip DeMartino, Technical Assistance Coordinator, at (617) 573-1357 or Phiilip.DeMartino@state.ma.us. Associate Director, DHCD cc Senator Paul Feeney Representative Shawn Dooley Representative Denise C. Garlick Sarah Raposa, Town Planner, Medfield Michael J. Sullivan, Town Administrator, Medfield John J. McNicholas, Acting Chair, Zoning Board of Appeal 100 Cambridge Street, Suite 300 Boston, Massachusetts 02114 www.mass.gov/dhcd 617.573.1100 Medfield DHCD ID# 1890 1891 1892 1893 4360 9953 10062 10063 10221 10222 10290 6/10/2019 DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT CH408 SUBSIDIZED HOUSING INVENTORY Bulltw/ Total SHI Affordability Comp. Subsidizing Project Name Address Type Units Expires Permit? Agency Tilden Village 30 Pound Street Rental 60 Perp Yes DHCD Allendale Dale Street Ownership 17 Perp YES DHCD DHCD The Village at Medfield Turtle Brook Way Ownership 6 Perp YES DHCD DHCD ~~------- Wilkins Glen Wilkins Glen Road Rental 103 2042 YES MassHousing DHCD DDS Group Homes Confidential Rental 5 N/A No DDS The Pare at Medfield One Gateway Drive Rental 92 Perp YES DHCD Country Estates 21, 25, & 29 Hospital Rd Ownership 8 Perp YES MassHousing Cushman House aka Cushing 67 North Street Rental 8 Perp YES DHCD House 71 North Street 71 North Street Rental 8 Perp YES DHCD Hillside Village 80 North Meaovvs Road Rental 16 Perp YES DHCD Medfield Meadovvs 41 Dale St Mix 27 Perp DHCD Medfield Totals 350 Census 2010 Year Round Housing Units Percent Subsidized 4,220 8.29% Medfield Page 1 of 1 This data is derived from information provided to the Department of Housing and Community Development (DHCD) by Individual communities and is subject to change as new information is obtained and use restrictions expire.20190815-BBH-Safe Harbor Notification 08-15-19_Page_220190815-BBH-Safe Harbor Notification 08-15-19_Page_320190815-BBH-Safe Harbor Notification 08-15-19_Page_4

 

Rosebay update

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

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

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

This is the conclusion stated in the MEMO:

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

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

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

 

Rosebay filed with ZBA

Rosebay-comphensive permit appl

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

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

DHCD approves Rosebay

Rosebay

DHCD approves Rosebay

For me, the most notable item in the materials for the Tuesday meeting I just reviewed was to see that the state Department of Housing and Community Development (DHCD) had approved the Rosebay project as being appropriate for its site.

The town has asked the Rosebay developer to negotiate the size and mass of the proposal before he files for a comprehensive permit with Zoning Board of Appeals, so that a more acceptable project can proceed as a Local Initiative Project (LIP), supported by the Town of Medfield.  The town remains in a strong position, as we are in a 40B safe harbor, so hopefully the changes sought can be quickly achieved.  If the Rosebay does not proceed as a LIP, the ZBA can safely merely turn it down.

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