BoS To Do’s

Posted on June 7, 2016 | Comments Off on BoS To Do’s

BoS

Richard DeSorgher recently sent the selectmen his list of unfinished business.  I took his list, added my own, and reorganized it around the people who should be implementing the matters:

Pending Items for Town of Medfield

  1. Town administration
    1. Weekly written reports to residents
    2. Weekly meetings of department heads
    3.  Removal of RR tracks across Harding Street and Farm Street
    4. Arrange for the following:
    5. Superintendent of DPW
      1. Create a pavement maintenance plan
      2. Create a public tree inventory and tree planting plan
      3. Install a sidewalk on Metacomet Street
      4. Install a sidewalk on Dale Street from Charlesdale to Grove
      5. Povide cost estimates for sidewalks on East Main Street and Harding Street
      6. Solve Green Street telephone poles by Hinkley Swim Pond in sidewalk
      7. Turn on the bubbler in front of town hall
      8. Plan to use the $9,000 for planting trees in the Downtown and $500 for dressing up/ landscaping the lawn in front of town hall
      9. Install a crosswalk across Main Street at Miller Street
    6. Medfield Police Department
      1. Get regular written reports
      2.  Plans for traffic lights at Rte 27 and (1) South and (2) West
      3. Solution to parking/traffic on Upham Road St
      4. Implement Curve Street as a No-truck street
      5. Have officers enforce the sign rules
      6. Solution to dog poop problems
    7. Medfield Fire Department
      1. Get regular written reports
    8. Spring clean up
      1. DPW to organize
      2. Make use of Sheriff Bellotti’s inmates
    9. Medfield State Hospital – need to provide information to residents
    10. Town wide master plan timing
      1. Complete before any MSH land sales so as to secure LDA bonus money
    11. Housing Production Plan
      1. Complete
      2. Implement
      3. Create a strategy to deal with 40B and/or affordable housing
    12. Poll and integrate Downtown Study Committee and Economic Development Committee
  2. Board of Selectmen
    1. Interview the auditors

Comments Off on BoS To Do’s

Posted in Select Board matters, Uncategorized

Energy Committee doings

Posted on June 7, 2016 | Comments Off on Energy Committee doings

MEC

Meeting next on June 9th at 7:30 PM in the DPW Garage’s conference room.

MEC Meeting Minutes – May  12th, 2016

Attendance: Fred Bunger, Lee Alinsky, Pete Peterson, Maciej Konieczny, Fred Davis, Marie Nolan,  Andrew Seaman by phone.

  1. To begin the meeting, we linked in to an MCAN webinar on the new state energy bill. Speakers were:

Caitlin Sloane Peale from Conservation Law Foundation concerning State Energy Sourcing

Amber Hewett from the National Wildlife Federation about opportunities for offshore wind generation

Eugenia Gibbons from Mass Energy Alliance talking about opposition to new gas pipelines

Josh Craft from the Environmental League of Massachusetts encouraged contacting our State representatives.

The Energy Committee discussed writing as a group, but decided each member should act individually.

  1. April 7th and April 21st meeting minutes accepted with corrections.
  2. Energy Manager’s Report
    1. WWTP Solar: generating and exporting electricity, fixing issues with one inverter and data acquisition.
    2. DPW Solar: 150KW system, need help to write RFP for design/build project(SDA not available)
    3. Public Safety Building: 61KW system being installed as change order by general contractor. Bids out by end of May.
    4. Andrew announced that he is leaving the Medfield Energy Manager job and will be relocating his family to the Philadelphia area.
  3. Solarize Massachusetts: Select Board approved Solarize project April 19th. Website for Solarize Medfield is live and there are already 6 sign-ups.  RFP to select installers was sent into Solarize Mass for review.  Plan to select installer by end of June and schedule a “meet the installer” by the end of July.
  4. Green Communities 20% Energy Reduction Plan
    1. Baseline year 2015 selected as having a full year of Energy Insight data and being a relatively cold year. Year runs July 1, 2014 to June 30, 2015.
    2. An energy conservation program will need to be developed for each Town Department/major energy user.
    3. Discussed having each member of the Energy Committee volunteer to work with Andrew and the Department staff to conduct audits and to develop each Town Department’s energy conservation plan.
    4. A suggested division of plans

– Water & Sewer Department   –  energy committee volunteer: Fred Bunger

– Department of Public Works – ??

– Elementary Schools – ??  work with Alan Peterson

– Middle School & High School – ??  work with Alan Peterson

– Traffic and Street lighting – ??

– Town House and Library -??

–  The Center and Parks and Recreation – ??

  1. Andrew will determine if it would be helpful to include Housing Authority’s Tilden Village in the baseline and conservation plans.
  2. Meeting was adjourned at 9:20

Next Meeting:  Thursday June 9th

Comments Off on Energy Committee doings

Posted in Energy Committee, Uncategorized

Planning Board on affordable housing tonight

Posted on June 6, 2016 | Comments Off on Planning Board on affordable housing tonight

planning

The Planning Board meeting at 8PM this evening will be a roundtable discussion of affordable housing in Medfield.  Town Planner, Sarah Raposa, has circulated the 2015 draft Housing Production Plan, the PowerPoint from  the 1/21/2015 presentation of the HHP, and the Planning Board minutes where affordable housing was discussed.

Below are links to the draft proposed Housing Production Plan, the 1/20/2015 PowerPoint about the HHP, and inserted below are recent Planning Board minutes when affordable housing was discussed.

40B Housing Production Plan

20150121-Medfield HPP presentation

 

January 20, 2015

Members of the PB attend a presentation of the draft Housing Production Plan at the Board of Selectmen’s meeting.

 

March 2, 2015

The board discussed the issues surrounding a possible affordable housing plan for the town. Mr. Browne does not think this plan would be beneficial for Medfield.

 

October 5, 2015

  • Asked Town Planner to take the lead on coordinating a 40B housing strategy.
  • Board wants the town to have an implementable strategy, rather than just waiting for more 40B’s to come to town. Board does not like the Housing Production Plan which it first saw in January, but wants to customize the strategy to meet the town’s goals, not the state’s, but recognize that this is a defense against the potential negative impact of an unattractive state-wide regulation.
  • Board likes the idea of dispersing 40B units around town, instead of one very large project. Locations discussed were Medfield State Hospital, Allendale and Joseph Pace and Turtlebrook off Dale Street, Wilkins Glen (now owned by Beacon), Tilden Village, etc.
  • Board wants to take a leadership role in a 40B housing plan. The board will meet again to establish a timeline and consolidated mission plan, and will follow up on the issue at each meeting. A reasonable plan will help the town understand the issues.
  • Town’s current affordable housing stock is at 4%; once The Parc at Medfield gets on the housing list, the town will be at 6% affordable housing.
  • Long-range plan: Revising the 1997 Master Plan, and 1980 residential build-out study
  • Board would like to know what the Housing Authority is and can do.
  • Town Planner will work with the Assessors to see what town-owned land on which affordable could be built.
  • Town Planner will work with Assessors to help evaluate the potential for meeting state requirements through the “1.5% of useable area” metric.
  • Board would like to have a joint meeting with the Assistant Town Administrator and others to discuss this, after the Board has worked through some of the issues first, then eventually present a plan to the Board of Selectmen.
  • Town needs about 170 units to meet mandated affordable housing goal of 10%. The Board is not in favor of a strategy that requires each development to have a percentage of qualifying 40B housing.
  • Suggested the land next to Tilden Village might be the best first project. The Board understands that there needs to be leadership if Tilden Village is to become a realistic 40B project.
  • Board asked if the town is up against a full build-out?
  • Board wonders if the town can reuse an old school building (Pfaff) for affordable housing.

 

 

October 19, 2015

The board wanted to take a leadership role in affordable housing around town.  Ms. Raposa handout out guidelines working in Marshfield regarding senior housing which includes some affordable units. Ms. Raposa met with the Housing Authority director, Candace Loewen, who is looking for a grant to fund senior housing concept planning and engineering.  There are currently 60 units at Tilden Village, and they would like to add another 60 units but they would have to be three-story buildings because the lot is slightly smaller than the developed site. The board will invite Ms. Loewen to a future meeting.

 

The town needs another 170 units (approximately) in affordable housing.  The 92 units at The PARC apartments at Medfield are not yet reflected in the town’s affording housing stock (DHCD’s Subsidized Housing Inventory).

 

Mr. Browne noted there are only three towns – Easton, Sudbury, and Westborough – in the state that have met their state-mandated affordable housing number. Mr. Browne asked what happens if the town does not have a housing production plan?  Ms. Raposa will get that information and forward it to the board.

 

Mr. Lester noted the Community Preservation Act could help the town meet affordable housing needs (as well as conservation land and historic restoration).

 

Mr. Browne asked if the town needs to approach Beacon Management to see if they will build more housing at Wilkins Glen.

 

Members agreed the town needs more housing but not at one time; a plan needs to be created that could introduce affordable housing at a reasonable rate. The board will construct an action plan then figure out how to get there; they would like to know what the incremental steps are to get to the town’s affordable housing requirement.  Question: What does the town need to do in one year and what amount of time does that buy the town to start another project.

 

Mr. Dickinson would like clarification on the 1.5% strategy. The board wants to understand the math. Ms. Raposa said she could not explain the methodology behind the former assessor’s analysis of the town’s affordable housing land area but she is working with the current assessor to get the information to the board in time for their Nov. 2, 2015 meeting.  Ms. Raposa said the state has issued an RFP through Mass Housing for a methodology on how to calculate the 1.5%.

 

Mr. Dickinson suggested Medfield could set a precedent and create a plan that could be replicated by other towns. He asked if it would make sense to meet with towns whose 1.5% affordable housing plans were rejected.

 

 

Ms. James asked Ms. Raposa to provide the board with a map that indicates (1) land that is not considered part of the housing stock (town-owned land, federal land, etc.), and (2) shows the properties on which affordable housing could be built.

 

Ms. Raposa said she could have information at the next meeting for the board to review.

 

Mr. Dickinson asked Ms. Raposa to track down the lawyer for any of the three town’s whose bid was refused and possibly hire them to represent Medfield which has a better chance of success.

 

Ms. James read from page 30 of the draft housing plan regarding safe harbor.

 

Mr. Diggans summarized, the board would like:

  1. Clarification on the 1.5% calculation
  2. Talk to the town’s current assessor
  3. Track down and talk to attorney(s) who defended other towns’ affordable housing plans
  4. Friendly vs. Unfriendly 40B – what percentage gives us the 12-month moratorium?

 

November 2, 2015

Board met with town assessor Yvonne Remillard regarding the town’s 1.5% land area calculation for affordable housing. Ms. Remillard said the formula used by West Boylston was used.  9,370 acres in the communities, removed roads and railroad, and removed water bodies on public lands and not in lots which equals 8,731 acres.

 

To get to the general land area minimum, you take the total land area (8732) and then started excluding things including land owned by the town except if there is a housing authority on it (Tilden Village), state land (i.e. DCR), federal land(i.e. Army Corps) land, conservation organization (Charles River), mapped conservation easements on private property [it was noted that some restrictions are missing from the calculation, likely more than 20 years old were not caught], some other restrictions provided by the Conservation Commission, cluster zoning land (Bridlefield, Tubwreck, etc.), standing water on private property, FEMA 100-year plains on private land.

 

Ms. Remillard said, “So, as we did it, we would take out the federal land first, then we would map the FEMA and then wherever else FEMA was existing, we would only count it once” so it wasn’t get counted twice.

 

At the bottom of the page, is the affordable housing in town.  At Turtlebrook, 25% of the units are affordable so the town can 25% of that land. The town is at 36.97 and the 1.5%

 

 

of the total available is 65.21, which equals .88 which is a little over half.  The town needs 28 more acres devoted to affordable housing.

 

Ms. Remillard noted this is a first draft at analyzing the acreage, and can be revised. She noted there are no Chapter 61 properties in the calculation. Schools and churches were not excluded.

 

The Board noted that Tilden Village would be about six acres.  It was suggested some could be built at Medfield State Hospital.  It was noted this works if the town wins the 1.5% argument. It was noted that no one currently has the 1.5%. Ms. Raposa said that Newton had two during the first six months of the year; the Housing Appeals Court did not count golf course(s) because, essentially, they are developable.  It was noted that Newton is a larger town and has some more variables.  It was suggested that Stoneham would be closer in concept to Medfield.

 

Mr. Diggans said that the town could consider proposing a reasonably sized affordable housing project of approximately 20 units as part of a plan that would satisfy the 1.5% commitment. Habitat for Humanity options were discussed; Ms. James noted they work with the town with their projects.  Senior housing (not affordable housing) at Medfield State Hospital was discussed.

 

Mr. Dickinson said the town is trying to control 40B in a way that the town is in control.  He said it’s the town’s job to get all the facts straight.  He asked Ms. Remillard to fine-tune the calculations.

 

It was suggested to have a discussion with public safety to see which strategy they’d prefer – all affordable housing in one place, or scattered throughout the town. Ms. Raposa said the town will likely hold a some sort of affordable housing summit to discuss this and other concerns.

 

Mr. Diggans asked what exactly qualifies as “in process” when talking toward affordable housing minimum. Ms. Raposa said 92 units at The Parc are not included in the official SHI calculation yet.

 

January 4, 2016

Candace Loewen, Executive Director, Medfield Housing Authority (HA), Discussion re Tilden Village Expansion – Candace reviewed the Housing Authority’s interest and past actions in expanding Tilden Village. Raposa met with Candace in September to learn about the Housing Authority and how the Planning Board can help with the possibility of expansion. The HA hired Peter Smith from Oxbow Partners to help with the initial stages of planning and they received support from Mike Sullivan but there has been standstill occurred due to town needs, development needs, and funding. There is as large need for

 

elderly housing in Medfield in general especially affordable. The list is so long in Medfield that they encourage seniors to try to get in Millis or Foxborough.

 

Recently State funding was geared towards family housing but is changing direction based on the demand. She feels that the timing is right to re-open the expansion conversation. How to move forward? Start with how it was originally permitted. They want to build 40 units, 2 stories with elevators; and they want to mirror what they have at Tilden. Browne asked about the prior permit. The original permit was approved for the 60 units that were built but not for the additional 40 units on 2.79 acres because the need did not exist. They would need to amend the comprehensive permit. Raposa asked about the potential funding sources to be able to do the development. Candace said that there were programs such as the State’s high leverage asset program or through MA Housing Partnership. She said that she wants to be cautious about funding sources because the Housing Authority wants to oversee the project not ownership. Sullivan discussed funding sources and tax credits, private equity, and state funding and grants.

 

A realistic time frame would be a 5-year time line to get started; but hopefully things can move swifter with funding. Funding is the highest hurdle. There is a need for rentals and priorities and preference for local (and local veterans). The Planning Board supports the efforts to try to move forward with the expansion.

 

February 1, 2016

Browne reported his discussions with the Trustees of Reservations about trying to secure the non-buildability of their properties. There is a similar agreement in Dover and the Town might consider something similar that would prevent residential development for a period of 30 years. Dickinson described for the audience the Board’s desire to get in front of the 40B issue and Diggans described the methodology for the 1.5% land area calculation. Steve said that firmness on the charity side might exclude more developable acreage and boost the Town’s percentage. The Board acknowledged that we need more affordable housing but at the pace, place, designs that the Town wants.

 

March 7, 2016

  • Housing planning updates:
    • Funding options correspondence with Mass Housing
    • Development restriction on Trustee property in Dover and how that could affect our 1.5% land area percentage
    • Norwood’s methodology for their 1.53% land area calculation is interesting
    • The Board should have a clear methodology to make the case that HAC can’t poke holes in. The Assessors database and GIS database isn’t refined enough to exclude all provide conservation restrictions and easements which preclude development. Dickinson said that time is of the essence. Browne said we will create the proposal to

 

 

be proactive with the State with a plan to show them what we really plan to do; they may shut us down. Raposa suggested hiring a consultant to assist the Board.

  • Raposa said she will follow up with the Board with an RFP for a consultant to help them with this project to designate additional acreage (28 acres) for affordable housing (place, design, pace that is appropriate for Medfield). The Board thinks it is worth it to be proactive.
  • Dickinson said that the State Hospital plan is part of this process.
  • Browne thinks this should be part of the special town meeting for the State Hospital Plan in the fall

 

April 12, 2016

  • Mark Cerel, Affordable Housing and 1.5% Land Area Calculation

 

Raposa gave an introduction to the concept of 1.5% Land Area Calculation. Diggans reviewed the calculation:

Criteria
Total Medfield Land Area 8732
Owned by Town (ex Tilden Village) -1657.31
Owned by State (ex DMH House) -350.81
Owned by Fed (Army Corp) -490.47
Conservation Organizations -1399.72
Mapped Con Easements -23.4
Restrictions on Private Land & HOA -39.05
Standing Water on pvt prop -37.69
100-Year Fema Plains on pvt prop -385.87
Total Available Land Area 4347.68
1.5% of Total Available Land Area 65.2152
Affordable (SHI) Land Area
Project Name Total Land Area SHI % SHI Eligible
Turtlebrook 4.78 25 1.195
Allen Dale 2.373 100 2.373
Tilden Village (MHA) 6.79 100 6.79
The Parc 9.22 100 9.22
Wilken’s Glen 14.91 100 14.91
DMH House 2.49 100 2.49
total 36.978
.88% land area Medfield Assessor &  GIS, 10/30/15

 

 

 

The Board seeks to come up with a reasonable and defensible strategy to combat unfriendly 40Bs by rezoning about 28 acres of land for affordable housing. Diggans suggested that approximately 40 units on 30 acres would be a nice development, but would be a leap of faith towards this goal as it is not well defined. Atty. Cerel stated that he didn’t think that this would work. He said that the Town would probably not get the credit that you think automatically. The 40B statute is barebones and DHCD fleshes the statute out in the regulations, along with design guidelines.  The legal defenses are also outlined, i.e. when a developer comes in a proposes a 40B to the Town, the Town can deny the application on the basis that the it has reached its 10% SHI goal or has achieved the 1.5% land area calculation. The denial would be litigated with the ZBA, HAC, and ultimately to the Courts. The calculation is not well defined and is not a “bright-light deal-breaker”. The 10% goal may also be challenged because it is a moving target because when a 40B is approved, the units go on the list for a year and then fall off the list if construction is not completed. Also, the year round housing stock is calculated every 10 years with the census. Atty. Cerel said sometimes units fall off the list as affordability restrictions expire.

Diggans said that even though the math might work, there is uncertainty in it being overturned in a challenge.

 

Cerel was concerned about rezoning the 30 acres and what type of density will be assigned. DHCD does not have a specific threshold for density and it is site specific. Diggans questioned their ability to say that a project is too nice. Cerel agreed and added that DHCD might say that land is being wasted with large lots. Allendale has 6-8,000 sf lots. Dickinson clarified that a 1.5% calculation might not hold up. Cerel agreed and said there might also be unintended consequences. If you put the zoning in place for affordable housing, you might actually meet your 10% based on density. Dickinson thought that having a reasonable plan for the zoned land would be defensible. Atty. Cerel mentioned that there have only been one or two towns that have been upheld.

 

Cerel put the issue in context in that DHCD’s/HAC’s mandate is to create affordable housing. Usually the developer is going to win, so affordable units get created. There is deference in the courts towards the HAC.

 

The Board discussed the draft Housing Production Plan, certification, and temporary safe harbor periods. Lemke asked how many units we are short of our goal. The Hospital Road 40B will add 25% of their units towards the goal, but all of the units in the project will count towards the denominator. Cerel noted that any housing that does not have an affordable component will do nothing to advance the Town in the 10% goal and will cause the Town to slide further away. Sullivan asked about the definition of “affordable”; Cerel replied housing for a family making 80% of Area Median Income (AMI). Raposa noted that in Medfield that is almost $100,000, which is about $70,000 for a family of 4 (artificially lowered because 80% is still too high to be compatible with the intent of the law).

 

Cerel discussed the differences in home ownership and rental projects. If the project is home ownership (like the Hospital Road 40B is proposed to be) the Town will only get the 25% affordable units to count towards the SHI. If the project is rental with 25% affordable rental units, then 100% of the units count towards the SHI. The State created an incentive for towns to

 

meet the rental needs, acknowledging that communities prefer home ownership projects. The Parc is not an example because the units there all happen to be affordable targeted at 30-50% AMI. Raposa noted that units only count towards the SHI if they are created via 40B or have an affordable deed restriction. Just because a unit is available at a price that fits the “affordable” definition, it will not count on the SHI, known as “capital A” vs. “lowercase a” (counts on SHI as “Affordable” vs. doesn’t count on the SHI, but is still “affordable.”

 

Lemke asked what remains to be done on the housing production plan? Lester recalled board discussions about not liking the plan. Diggans said that they didn’t want to commit themselves blindly to a plan or timeline. They wanted to understand safe harbors and when the units count (shovel in ground, building permit, completion?). Lester said that they had talked to Candace from the Housing Authority (HA) and felt that the Tilden Village project would be a good kick-off project. Raposa said that the HA wants to retain control of the property so they need funding to make that happen. If they sold the extra land to a private developer, then the project could kick off a lot sooner.

 

A certified plan would allow for certain safe harbors; i.e. ½% would be 22 units per year for safe harbor. Dickinson asked about having land available and issuing RFPs to developers to create the units. The State Hospital land, Ice House Road, and Hinkley are important and land disposition requires town meeting approval.

 

Raposa said there are other opportunities in the HPP, i.e. additional info about density and design, education, capacity, advocacy, zoning techniques like inclusionary zoning. James discussed land donations and Habitat for Humanity-type projects. The board discussed home ownership provisions, and pros and cons. DHCH has good info on their website and a lot of the info is in Dropbox. They discussed meeting with the State Hospital Planning Committee about affordable housing component of their planning and the old 440 unit plan.

They further discussed the land area and possibility of excluding the 400’ radius of no construction around wells and if the Trustees properties can be restricted so that the calculation was more solidified. Cerel wondered if the properties in Medfield that the Trustees owns are “sacrosanct” and possibly Article 97 land, and would be upheld as non-developable without a restriction.

 

Sullivan asked about protections for the town from an exceptionally tall apartment building. Raposa referred to the affordable housing section from SHAC’s 2014 MSH vision plan where a large project for a community like Medfield is 200 units. Cerel discussed the 2004 design guidelines from the Cecil Group. There is a cottage industry of consultants for 40B to help developers with the process. Lester asked if the State Hospital Committee would be the implementers of the housing plan in their planning and if it counts toward safe harbor? Cerel acknowledged that we do not have to have a plan, but no, the planning does nothing to add to safe harbor. James gave some bullets points about housing from the MSH surveys from last summer. Housing was described as both a dream and a nightmare. The survey wasn’t scientific but there are people who want more types of housing and people who don’t want any housing. The public is concerned about density, design, schools, etc.

 

 

TO DO:

  1. Lemke to do research on affordable housing plans, triggers, certifications, safe harbors
  2. Additional GIS calculations on the 400’ radius of no construction around wells (Polaris)
  3. Disseminate HPP info & share MSHMPC Community meeting video of 4/11/16 (Raposa)
  4. Board members will review info (all)
  5. Meet with MSH Master Planning Committee to share what the Planning Board has learned to see if something can be incorporated in their planning efforts (James)
  6. Consultant ideas for affordable housing planning (Raposa)

 

 

May 16, 2016

Affordable Housing Consultant:

Raposa said, At the last planning board meeting, the board requested that there be a joint meeting with the Planning Board and the State Hospital Master Planning Committee to discuss Affordable Housing. They were very receptive to the meeting and so that is going to happen on June 6th . Raposa asked the Planning Board to consider hiring the consultant who drafted the Housing Production Plan to be present at the June 6th meeting, That is somebody who can speak with experience and great depth of knowledge, not only about Affordable House, but who also wrote the plan, and who knows the demographics of Medfield. Her firm, Community Opportunities Group, submitted a proposal not to exceed $1,500 and that would include: prepping and being ready to be present, or to do a presentation for the 6/6/16 meeting.

 

The second part is that the Board has approximately $9,000 in the FY16 Budget for consultants that we are about to lose as of June 30th. You may be inclined now or after that June 6th meeting to enter a contract with this Consultant to help the board out with either 1.5% land area or other strategies for the Board to consider; it might be helpful for you to have the expertise available to work on that action plan. Dickinson questioned why pay her for a presentation she has already done. Sarah replied, she would have to prepare, it has been 3 years since she wrote the plan, and 1 year since she made the presentation, so she would need to re-familiarize herself. Dickinson asked what her experience is in 1.5% land area. Raposa wasn’t sure, but the board will get more value from COG than from her.

 

Diggans asked if it would make sense to engage the attorneys that handled the Newton proposal. Raposa said that they were town attorneys.

 

Dickinson said the next big lift up is the GIS portion; and asked if this Consultant has the ability to work the next steps. Raposa said, yes they definitely have GIS ability.  Her original thought was that we need to know what is on every single property, basically to do property research. So our own Consultants said they could do that for $15/hr. x 4,000 properties, which would far exceed any budget we might have for that. She does not think a parcel by parcel analysis is all that feasible. Diggins said, so do we get something that has validity and backing, to be the basis for an argument that has accuracy and could

 

withstand scrutiny. Raposa said you are only going to get that if you make up the difference with the 28 or 25 acres, and you have a cushion. What you have to ask is: what is the likelihood of being able to get this amount of land zoned adequately. Diggans said, it is probably going to be ½ acre zoning if you do it for x amount of houses. The problem is you don’t know if what you have done is going to stand up till after you do it and it is challenged. If you put two families on ½ acres, or some sort of nice setting, you could be challenged for making it be too nice. Raposa said, that is where the Hospital Committee conversation comes in too. How does your vision work with the land that is available up there, whether it is the Core Campus or what. Dickinson asked Raposa, if she thinks this Consultant knows intimately the details on the other towns that have tried the 1.5%. Raposa thinks so, this is a Consultant that specializes in affordable housing field. Dickinson said, maybe we should have her at the June 6th meeting, and they can tell us what they recommend and put a proposal together prior to June 20th for follow up work. Raposa added that time is definitely of the essence. Dickinson agreed we should have a follow up contract ready for 6/20/16. Raposa said she will request a proposal from them for the follow up work. Dickinson said he would like equal strategy 1.5% and the housing production. Raposa said everything falls under strategies, I think you want to supplement it with other strategies like Tilden Village, and scatter site projects. James said if you take the $9,300, and divide it by her special rate of $120/hr. = 77 hrs.; so we could keep the scope pretty general and list the different types of strategies.. Dickinson added we need to really steer what she does, because we could end up with something we don’t need or want. James asked Raposa if she thought this Consultant was the best, and Raposa replied that she would do a good job. She is a fine affordable housing consultant, and comes from a respectable firm. James thought she should come prepared to the 6/6/16 meeting with a look at the preliminary 1.5% calculations, so she knows we have progressed somewhat at looking at a different approach. Dickinson said, as a goal for the 6/6/16 meeting, as a part of the discussion, where are these spots for our affordable housing to go, we should identify possibly areas as potential sites for affordable housing, ie., Ice House Rd, Core Campus-a portion of Hospital area, Hinkley property, Tilden Village, a little piece of the sledding hill, so that she doesn’t have to do the research. James added we have to be mindful of other housing development that is going to affect our 10%. James also suggested that our most recent version of 1.5% calculation info be provided to the consultant for consideration and review before the 6/6 meeting. Raposa said that Housing Production Plan identified for areas for housing such as MSH.

 

Diggans made a motion to appropriate up to $1,500 to Community Opportunities Group. McKechnie seconded the motion. The vote 3-0.

 

Comments Off on Planning Board on affordable housing tonight

Posted in Affordable housing / 40B, Planning, Uncategorized

Noah Anszperger’s eagle scout ceremony

Posted on June 4, 2016 | Comments Off on Noah Anszperger’s eagle scout ceremony

Taking place this afternoon at the UCC.

Comments Off on Noah Anszperger’s eagle scout ceremony

Posted in Uncategorized

Two nuggets from data dump

Posted on June 4, 2016 | Comments Off on Two nuggets from data dump

cropped-medfield-town-house2.jpg

Two things I wanted to highlight from the many pages of the agenda received yesterday and just posted:

  • The Planning Board is having a discussion about affordable housing with the MSH Master Planning Committee at the Planning Board’s meeting this Monday at 8PM.
  • HNTB’s material makes it look like the town took a seven year hiatus, from 2009 to the present, on the North Street reconstruction project.  I will be interested to learn the details of why that happened.

Comments Off on Two nuggets from data dump

Posted in Affordable housing / 40B, DPW, Medfield State Hospital, Planning, Select Board matters, Uncategorized

BoS agenda for 6/7

Posted on June 4, 2016 | Comments Off on BoS agenda for 6/7

cropped-medfield-town-house2.jpg

MEETING I POSTED: . ' ~TOWN CLERK .. TOWN OF MEDFIELD NOTICE · , 11tttl'Vtll .. , JOWN Of MEDFIELD, H.~$$. POSTED IN ACCORDANCE WITH THE PROVISIONS OF M.G.L. CHAPTER 39 SECTBl.i :ililN A3A~H!Di8. Board of Selectmen Board or Committee PLACE OF MEETING DAY, DATE, AND TIME OFF ICE OF THE TOWN CLERK Town Hall Chenery Meeting Room, 2nd floor Tuesday June 7, 2016@7:00 PM AGENDA (SUBJECT TO CHANGE) 7:00 PM Board of Assessors I special election Selectmen and Assessors to vote to elect candidate to fill vacancy 7:15 PM Police Chief, Board of Health member, School Department Representative, Dawn Alcott Discuss committee to oversee Outreach Program 7:30 PM Public Hearing/ Soliciting in Medfield Kaylene Leroux on behalf of Mass Save/home building products 7:45 PM Energy Committee, Fred Bunger and Andrew Seaman Discuss proposed energy reduction plan for municipal buildings PENDING Board, Committee, Commission appointments Town Master Plan Committee Senior Housing Study Committee NEW BUSINESS Superintendent Feeney recommends Selectmen vote to award Bituminous Patch Bid to T.L. Edwards Vote to accept HNTB proposal for reconstruction of North Street Vote to authorize Chairman sign two change orders for the Hospital Road watermain and tank project Vote to authorize Town Administrator to sign agreement with New Ecology, Inc. for installation of solar array on the roof of the new Public Safety Building COMCAST to exercise option to renew its lease at the Town Garage site for additional five years MEMO requests permission to hold the 37th annual Medfield Day on September 17, 2016, 9AM--3PM Resident requests consideration to appoint Charter Review Committee Other business that may arise I Board Members Town of Medfield Board of Assessors Thomas V. Sweeney Jr., Chairman Francis J. Perry III, Clerk May 20, 2016 Mike Sullivan Board of Selectmen RE: Vacancy on the Board of Assessors Dear Mr. Sullivan and Board of Selectmen, 459 Main Street Medfield, MA 02052 Tel: 508-906-3014 Fax: 508-359-6182 Under MGL Chapter 41 section 11 the Board of Assessors is informing you that, as of May 10, 2016, there is a vacancy on the Board of Assessors. The remaining members (Tom Sweeney and Frank Perry) are officially giving you written notice thereof, as required within one month of said vacancy. Further they request to be placed on your June 7, 2016, agenda in order that the Selectmen, who, with the remaining members of the Board of Assessors, shall, fill such vacancy by roll, call vote. A majority of the votes of the officers entitled to vote shall be necessary to such election. The Board of Assessors will be nominating Jeffrey Skerry of 13 Belknap Road, Medfield to be so appointed (elected) as he is a registered voter of the town and is willing to perform the duties of the office until the next annual election. At that time he can run to fulfill the two-year remaining term of office. Mr. Skerry has been a practicing attorney for over 25 years. Prior to practicing law, he was a certified public accountant in New York City and has an MBA in finance. The Board feels that Mr. Skerry will compliment and be an asset to the Board of Assessors with his legal and financial background . .... ~~···-·--···-·· _,, ··-·-·,,..,~.))'..._ . (Re';e,.t~~Y-~tlb .· G ·. .}tted for the Board of Assessors, A ' { / '(,,/// I vz;----~ Re "11 k, RMA, MAA Cc: Mark Cerel, Town Counsel rft." !11,».;, .~.,(, l"l;'; ~. 1v!:.c;;; :o MAY 2·0 Z016 AD#l343.641 S .. Medfield Press 61.3116 . . ··.··''·'~~irk ·i' f' .. :,.: 16,000 14,000 12,000 ~ 10,000 ~ ~ 8,000 Cl) :::> I..l..l it 6,000 4,000 2,000 0 ~-~~ &-"' ~ .q;..0- ~'IS ~'/; ~" e ~e ~e ~-?f «>e Oe ~,,, ,,:v 't>~ 't>~ '"' ,,,~ ,,,~ .;.:,o~"' c,.._-i; '1-,.'l>i!:"- q_ -:-.."- ,,,, ~"6'20160607-agenda_Page_0220160607-agenda_Page_0320160607-agenda_Page_0420160607-agenda_Page_0520160607-agenda_Page_0620160607-agenda_Page_0720160607-agenda_Page_0820160607-agenda_Page_0920160607-agenda_Page_1020160607-agenda_Page_1120160607-agenda_Page_1220160607-agenda_Page_1320160607-agenda_Page_1420160607-agenda_Page_1520160607-agenda_Page_1620160607-agenda_Page_1720160607-agenda_Page_1820160607-agenda_Page_1920160607-agenda_Page_2020160607-agenda_Page_2120160607-agenda_Page_2220160607-agenda_Page_2320160607-agenda_Page_2420160607-agenda_Page_2520160607-agenda_Page_2620160607-agenda_Page_27

Comments Off on BoS agenda for 6/7

Posted in Select Board matters, Uncategorized

BoS minutes for 5/17

Posted on June 4, 2016 | Comments Off on BoS minutes for 5/17

cropped-medfield-town-house2.jpg

Meeting Minutes May 17, 2016 Chenery Meeting Room draft PRESENT: Selectmen Fisher, Peterson, Marcucci; Town Administrator Sullivan; Administrative Assistant Clarke Chairman Fisher called the meeting to order at 7:00 PM. He announced this meeting is being recorded. Selectman Fisher asked for a moment of appreciation for our brave servicemen and servicewomen serving around the world. MEETING MINUTES VOTED unanimously to approve the meeting minutes of April 5 as submitted and the minutes of April 19 and May 3 with amendments PENDING ITEMS Gas line connection. New resident at 1 Cedar Lane was recognized. Mrs. Miriam Georges said that when they purchased their home, the sellers let them know that they could connect to the gas line in Pine Street. The house is presently served by oil. Superintendent Feeney recommends to the Selectmen that they deny the request on the basis that as Pine Street was recently paved, it is the Town's policy not to permit street openings for five years. The Town has spent close to one million dollars to pave various streets. If the Georges' request was granted it would set a precedence. Selectman Marcucci queried if in fact she obtained information from Town Hall that the house could be connected to Pine Street gas line. Mrs. Georges responded that no, it was the seller's information. The Selectmen agreed not to grant permission for 1 Cedar Lane to open Pine Street for a gas connection. TOWNWIDE MASTER PLAN COMMITIEE CHARfER Selectman Marcucci submitted his draft of the charter. Selectmen Fisher and Peterson agree with the draft and particularly like the expectations relating to time lines for the committee and their responsibilities. It is suggested that the committee consist of five members; Selectmen to appoint three members from the community; one member from the Planning Board and one from the Warrant Committee. On a motion made it was VOTED unanimously to accept the Town wide Master Plan Steering Committee Charter as set forth in Selectman Marcucci's draft LIONS TOLL BOOTH Medfield Lions Club member Ron Gustavson is present to request permission for the annual May 17, 2016 Page two Lions Toll Booth on Saturday May 21 9 AM to noon. The locations where Lion members will be stationed are North and Main Streets, in front of Needham Bank, Blue Moon Bakery and the SWAP area at the Transfer Station. Mr. Gustavson said that the Lions have raised and donated $3,000.00 to eye research; we hope this Toll Booth event brings us up to $5,000.00. VOTE: On a motion made by Selectman Peterson, seconded by Selectman Marcucci to grant permission for the annual "Lions Toll Booth" event to be held Saturday May 20, 2016 9:00 AM to Noon. Vote was unanimous MEDFIELD HIGH SCHOOL GRADUATION The Selectmen received an invitation to attend the graduation exercises on Sunday June 12, 2016. RSVP by June 3 is requested. COMMIITEE APPOINTMENT VOTED unanimously to appoint Paul Fechtelkotter to the Medfield Energy Committee and as recommended by Fred Bunger, Committee Chairman HEALTH INSURANCE RATES Mr. Sullivan explained that the rates will increase by 5.5%. The prediction was an increase of 7- 12% so 5.5 is a win for the Town. The Town contributes 62% and the employee pays 38%. He went on to say the Insurance Advisory Committee is exploring increases to co-pays and deductibles. A brief discussion followed regarding the Cadillac tax and it was noted that the effective date has been postponed until 2018. VOTE: Selectman Peterson made a motion, seconded by Selectman Marcucci to authorize Chairman Fisher sign the MllA Health Benefits Trust Renewal Acceptance of Rates for the period July 1, 2016 to June 30, 2017. Motion carried RENEWAL INSURANCE PROPOSAL This proposal is for workers' compensation and property and liability insurance with MllA for fiscal year 2017 that includes an increase rate of 2.2%. Mr. Sullivan explained that if the Town pays the premium by August 1st MllA will provide a 3% discount on the total premium. The Selectmen are requested to vote to authorize Town Administrator Sullivan sign the insurance renewal proposal and it was so voted. EAGLE SCOUT The Selectmen received are invitation from Boy Scout Troop 10 to attend the Eagle Court of Honor for Noah John Anszperger on Saturday June 4, 2016 to be held at the United Church of Christ at 2:00 PM. RSVP is requested. May 17, 2016 Page three VANASSE HANGEN BRUSTLIN, INC The Selectmen are requested to vote to authorize Chairman Fisher sign Amendment 2-5 to the Town's contract with VHB. This change order was requested by the State Hospital Planning Committee for the purpose of refining the financial model. VOTED unanimously to authorize Chairman Fisher execute Amendment 2-5 a change order to VHB's contract with the Town LICENSES AND PERMITS VOTED unanimously to grant permission for signs to be posted promoting the Zullo Gallery Annual Arts Festival to take place Saturday June 18, 2016 VOTED unanimously to grant permission to the United Church of Christ to use the area At Meetinghouse Pond for their annual Church Picnic Sunday June 5 9AM to 2PM VOTED unanimously to grant the Cystic Fibrosis Foundation permission to conduct their annual Cycle For Life bike ride through a part of Medfield Saturday October 1, 2016 VOTED unanimously to grant one-day wine and malt beverage permits to the Zullo Gallery for Thursdays in July and August; First Thursday September through December and for the band Tickle Juice concert Friday May 20 SENIOR HOUSING AND HOUSING PRODUCTION PLAN Present for this discussion is Candace Loewen, Medfield Housing Authority Director; Planning Board members, Sarah Lemke, Wright Dickinson and associate member Theresa James; Roberta Lynch, COA Director; Lisa Donovan, Robert Canavan and Eileen DeSorgher, members of the Housing Authority Board. Ms. Loewen opened the discussion by reporting that Tilden Village has a total area of 6.78 acres, currently there are 60 units built on 2.59 acres. Under our 1974 permit we could build additional 40 units on the remaining four plus acres, however the first step we need to do is apply to the Zoning Board for a modification to that permit. Our intent is to help qualified seniors to be able to stay in Medfield. It is very difficult to have to tell a senior there is a waiting list when someone may need housing almost immediately and if they need a handicap accessible unit that list is longer. Medfield residents are given priority, however if they move out of town and want to return to live in Tilden Village they lose that priority. Ms. Loewen, who is also the Housing Director in Millis and Foxborough continued saying that we are working with architect Peter Smith preparing plans; an estimate for construction is $6.6M; part of our plan would be to reach out to the Massachusetts Housing Partnership for May 17, 2016 Page four funding. Selectman Marcucci queried would it help speed up the process if the Town contributed some of the funds. Ms. Loewen responded that yes it would be very helpful. It was also pointed out that with expanding Tilden Village the units would count toward Medfield's 40B affordable housing. Selectmen encourage Ms. Loewen to move forward and talk with Town Planner Sarah Raposa to get the permit application in motion. Mr. Sullivan mentioned that with the new changes to storm water management it may be necessary to construct retention basins on site. Wright Dickinson remarked that Medfield is below the state mandated number of 40B units, however if the Town is able to devote the 1.5% acreage requirement to affordable housing we may be close to the required number because of Medfield protecting so much of our land to conservation and other restrictions. He continued that the Planning Board has not yet adopted the 2015 housing production plan; however we have hired a consultant to help us sort through it. The Planning Board has set a date of June 6 to meet with the state hospital master planning committee to discuss the housing production plan. Roberta Lynch was recognized and she feels that developing Tilden Village is one piece of the puzzle. Not everyone wants to live in an apartment but would very much like to stay in Medfield in their own home. We need to address moderate priced housing for seniors. She went on to say that she suggests Lot 3 and the Hinkley property be removed from the hospital planning committee and instead these properties be considered for moderate priced housing. The Selectmen agree that this discussion was a good first step in the right direction to address senior housing in Medfield. SELECTMEN REPOITT Mr. Peterson attended several meetings; hospital master planning committee, Energy Committee, the Foundation for Metro West and Suburban Coalition on Education and a meeting with Larkin Brothers, continuing the discussion of their proposed development. He announced that Medfield Cares About Prevention is taking part in an exhibit at the Natick Mall entitled Hidden in Plain Sight. This is a display of a teen's bedroom and where items may be hidden that could signal the teen is involved in alcohol or drug use. Mr. Fisher attended MEMO's annual meeting and the Lions Club Spring Gala which benefited the Neighborhood Brigade organization. It was a nice event and he is happy to say that he won the "Medfield Basket". He remarked that members of the Neighborhood Brigade are the unsung heroes in Town who work behind the scenes and accomplish good things. Meeting adjourned at 9:00 PM20160517_Page_220160517_Page_320160517_Page_4

Comments Off on BoS minutes for 5/17

Posted in Select Board matters, Uncategorized

Office hours 9AM tomorrow

Posted on June 2, 2016 | Comments Off on Office hours 9AM tomorrow

BoS

Selectman Office Hours Tomorrow

Selectman Osler “Pete” Peterson holds regular monthly office hours at The Center on the first Friday of every month from 9:00 to 10:00 AM (his litigation schedule permitting).

Residents are welcome to stop by to talk in person about any town matters.  Residents can also have coffee and see the Council on Aging in action (a vibrant organization with lots going on).

Peterson can be reached via his cell phone at 508-359-9190 or his blog about Medfield matters  https://medfield02052.wordpress.com/, where any schedule changes will be posted.

Comments Off on Office hours 9AM tomorrow

Posted in Select Board matters, Uncategorized

Memorial Day address

Posted on May 30, 2016 | Comments Off on Memorial Day address

Lt. Cornell Alexander Stephenson gives the Memorial Day address at the Legion this morning. Alex is a1991 graduate of MHS, and the son of David Stephenson, the proud father whose head can be seen in the photo. Alex recalled two of the more than 30 colleagues of his who died in the recent American wars, heros who were like us, except that they gave their lives for the protection of our country’s way of life.

Comments Off on Memorial Day address

Posted in Uncategorized

Cultural re-use study of MSH

Posted on May 26, 2016 | Comments Off on Cultural re-use study of MSH

From the Medfield State Hospital Master Planning Committee –

MSH-night-1

Photo taken at night by Vic Cevoli

Cultural Grant Received to Study Re-Use

The Master Planning Committee is excited to announce that the Town of Medfield has been approved for a Feasibility & Technical Assistance grant from the MA Cultural Facilities Fund in the amount of $17,400 to study cultural re-use of some buildings at the State Hospital. The required 1:1 match was approved at Town Meeting in April, 2016.

 

This grant will hire two collaborating teams. ArtsMarket will conduct a market analysis of needs and opportunities in the region to identify the best mix and scale of a variety of cultural programs. These could include visual, performing or culinary arts, arts education or presentation venues, residency programs, and more. We are happy to have Louise Stevens on board, one of the nation’s leading thinkers on arts-based economic development. Stevens will connect the dots on attracting world-class arts based institutions, responding to community interest in quality cultural experiences. She will also develop the business and financial models for capital financing and funding as well as annual operational financial support to ensure long-term sustainability.

 

Durkee, Brown, Viveiros & Werenfels Architects brings experience in historic preservation, historic tax credit applications, adaptive re-use studies, condition assessments, phasing recommendations and cost estimates. They will investigate up to three buildings appropriate for programs identified by ArtsMarket, prepare conceptual floor plans, and preliminary estimates of probable construction costs. The Durkee Brown study informs ArtsMarket’s business plan and recommendations for the most viable operating model and approach.

 

We expect the combined studies to take five to six months. The consultants are prepared to begin as soon as the state funds can be released, hopefully in June. We look forward to a presentation on their findings before year end. We expect that by integrating cultural initiatives, the Master Plan will generate the kind of environment that attracts private sector investment and generates long-term value for the Town.

Comments Off on Cultural re-use study of MSH

Posted in Art, Cultural, Medfield State Hospital, Uncategorized