Category Archives: Development

BoS hears MSH master plan on 7/10

The Board of Selectmen meeting on Tuesday July 10, 2018 is all about the plans for the former Medfield State Hospital site.

The Medfield State Hospital Master Planning Committee will present its master plan (now 200 pages, down from 500 pages).  I have been asked by the MSHMPC to not share its master plan yet.  I expect I can share it after our meeting on Tuesday, and will plan to do so.

20180712-agenda

20180712-Agenda Materials

TOWN OF MEDFIELD POSTED: MEETING TOWN CLERK NOTICE POSTED IN ACCORDANCE WITH THE PROVISIONS OF M.G.L. CHAPTER 39 SECTION 23A AS AMENDED. Board of Selectmen Board or Committee PLACE OF MEETING DAY, DATE, AND TIME Town Hall, Chenery Meeting Room 2nd floor Tuesday, July 10, 2018 7:00PM Announcement Disclosure of Video Recording Moment of appreciation for our Troops serving in the Middle East and around the world. Appointments 7:00 Jean Mineo requests the Board of Selectmen sign letters of support for the following grants for cultural development at Medfield State Hospital: Mass Development Grant National Endowment Grant Jean Mineo requests the Board of Selectmen sign proposal for Architectural Existing Conditions Survey 7:15 Medfield State Hospital Master Planning Committee Review of Final Master Plan for MSH Campus Discussion of Next Steps Plan for Special Town Meeting Citizen Comment Action Items Maurice Goulet requests the Board of Selectmen sign the contract award for FY19 DPW Supplies and authorize Maurice Goulet to sign the contracts from SERSG when finalized. Maurice Goulet requests the Board of Selectmen sign the Philip Street Bridge Reimbursement Attorney Marty Murphy request the Board of Selectmen sign the Regulatory Agreement for Local Initiative Project at 71 North Street Sarah Raposa, Town Planner, requests Board of Selectmen vote to authorize the Chairman to sign the ANR Plan for Hinkley Property Edward and Madeline Rodriguez request a rescheduling of the Dangerous Dog Hearing scheduled for July 31, 2018. Discussion of Water Ban Discussion Pending Items Annual Appointments (Scheduled for 7/17) Financial Policy (Scheduled for 7/17) Minutes (Scheduled for 7/17) Licenses and Permits (Consent Agenda) Mr. Higgins requests permission on behalf of Medfield Youth Basketball to place sandwich board signs at the usual locations in August Town Administrator Update Selectmen Reports Informational  Kleinfelder notification of Submittal of Phase II Comprehensive Site Assessment, Phase III Remedial Action Plan, and Phase IV Remedy Implementation Plan for Cumberland Farms, 560 Main Street.  DHCD notification of Certification of Housing Production Plan  Notice from the Department of the Interior PILT program payment of $1,256.  Notice from DHCD regarding 67 North Street Certified Cost and Income Statement  Letter of resignation from Doug Boyer, ZBA Member  ConCom Notice of Compliance for Homestead Drive and Lawrence Circle20180712-agenda_Page_2

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ZBA says no to LCB

LCB

The Zoning Board of Appeals of the Town of Medfield voted to deny a special permit to the proposed LCB assisted living facility on Main Street, whose application has been pending for two and a half years.  The entire decision is available here 20180621-ZBA.LCBdecision), and the essential excerpts appear below.

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

TOWN OF MEDFIELD
Office of the Board of Appeals on Zoning

NOTICE OF DECISION

APPLICANT: LCB Senior Living
DECISION DATE: June 21, 2018
DATE OF FILING DECISION: June 27,2018
DECISION NUMBER: 1339

  • While the Applicant has provided sufficient evidence to warrant a number of positive findings, the Board has concluded that it cannot make one of the key findings. Section 14.1 O.E(3) requires that we determine that the proposed use is architecturally and aesthetically consistent with other structures in the neighborhood.
  • Section 14.10.E(l) requires that we determine that the proposed use will not result in a public hazard due to substantially increased vehicular traffic or parking in the neighborhood. While the proposed project would provide 51 parking spaces, we are concerned that that level of parking may not be adequate. . . Section 14.10.E(l) requires that we determine that the proposed use will not result in a public hazard due to substantially increased vehicular traffic or parking in the neighborhood. While the proposed project would provide 51 parking spaces, we are concerned that that level of parking may not be adequate.
  • Section 14.1 O.E(2) requires that we determine that the proposed use will have no adverse effect upon property values in the neighborhood. . . we do not believe that we can make the required finding that the proposed use will have no adverse effect on property values in the neighborhood.

 

LCB restart

LCB

The permitting for the proposed LCB assisted living facility behind the Clark Tavern on Main Street with the Zoning Board of Appeals and the Planning Board is starting up again with a Zoning Board of Appeals hearing on 5/23 at 7PM at the Blake Middle School auditorium.  In advance of that ZBA hearing Town Planner, Sarah Raposa circulated the most recent peer review by the town’s engineering consultants, BETA Engineering, dated 4/19/2016, which gives a summary of where things stand.

20160419-BETA-Medfield Senior Living Peer Review (002)

 

Also, I believe that there are still two outstanding and as yet unresolved apeals by LCB of the wetlands determination issues by the Town of Medfield Conservation Commission.  I understand those appeals are pending with the state DEP and at the Norfolk Superior Court.  The ConCom determined that Vine Brook is a “perennial stream” (i.e. it flows year round) and as a result that building setbacks are subject to the 200′ Rivers Act requirements.  I believe that LCB takes the position that Vine Brook is only “intermittent,” and that therefore the Rivers Act setback do not control.

 

Below is Sarah’s transmission email to town department heads –

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

LCB is coming back from continuance-hiatus next Wednesday night (5/23) with the ZBA. I wanted to refresh your memories on the project and where Beta is at with the reviews. The application and plans may be viewed here: Dropbox Link

Attached is the most recent civil and traffic engineering review from Beta.

 

For some departments, your predecessors submitted comments on the project. Previously submitted comments are HERE. You may wish to update departmental comments, if so, please provide written comments by next Wednesday at 10 am.

 

Looking closely, I don’t having anything from the Fire Department (though I know Chief Kingsbury reviewed the plan).

 

I did not include the COA and School Dept. in 2015 but feel free to submit if you have any comments for the ZBA.

 

I do have several documents from the Historical Commission that I didn’t attach here but are online. I know you’ll be at the meeting on Wednesday to submit comments in person.

 

All are welcome to the public hearing session: Wednesday, May 23, 2017 at 7:00 pm at the Blake Middle School Auditorium.

 

Thank you,

Sarah

 

 

Sarah Raposa, AICP

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

 

DHCD approves LIP by Goddard School

The Department of Housing and Community Development (DHCD) sent the town a letter, received today (a copy of the letter appears below), approving Matt Borrelli’s Local Initiative Program (LIP) the Board of Selectmen approved at 80 North Meadows Road, called Hillside Village.  It is to be located built into the steep slope to the left of the Godard School, on the same lot as the school and sharing the existing entrances and exits.

The sixteen units of Subsidized Housing Inventory (SHI) produced by this LIP, when combined with the eight units of SHI from Bob Borrelli’s LIP at 71 North Street, next to his already open LIP at 67 North Street, will give the town another year of safe harbor from unfriendly 40B projects.

The Affordable Housing Trust Committee continues to do an effective job of lining up enough Subsidized Housing Inventory units each year to keep us in a safe harbor.

Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Charles D. Baker, Governor + Karyn E. Polito, Lt. Governor + Jennifer D. Maddox, Acting Undersecretary March 22, 2018 Osler L. Peterson, Chair Board of Selectman Town of Medfield 459 Main Street Medfield, Massachusetts 02052 Mr. Matt Borrelli Needham Investment Company, LLC 1175 Great Plain Avenue Needham, Massachusetts 02492 RE: Hillside Village, Medfield, Massachusetts FU!CEIVED MAH 2 "7 zr 18 MEDFIELD SELECTMEN Determination of Project Eligibility under the Local Initiative Program (LIP) Dear Messrs. Peterson and Borrelli: I am pleased to inform you that your application for project eligibility under the Local Initiative Program (LIP) for the proposed Hillside Village project has been approved. This approval is based on your application that sets forth a plan for the development of sixteen (16) rental units. The proposed rents for the LIP units are generally consistent with the standards for affordable housing to be included in a community's Chapter 40B 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 coriteXt of the Medfield housing market; · 5. The initial proforma for the project appears financially feasibleand consistent with cost examination and limitations on profits and distributi.ons on the basis of estimated development costs; I 00 Cambridge Street, Suite 300 Boston, Massachusetts 02 I I 4 www.mass.gov/dhcd 617.573.1100 Page2 Hillside Village - Medfield, MA 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 Hillside Village project will consist of sixteen (16) units, four (4) of which will be affordable; all will be eligible for inclusion in the Town's subsidized housing inventory. The affordable units will be marketed and rented 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, rents, development team, unit design, site plan and financial proforma 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. c151 B) or the Federal Fair Housing statute (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 Page3 Hillside Village - Medfield, MA As the Hillside Village 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 March 22, 2020 unless a comprehensive permit has been issued. We congratulate the Town of Medfield and Needham Investment Company, 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. Catherine Racer Associate Director cc: Sarah Raposa, Director of Planning 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, Needham Investment Company, LLC, 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 Hillside Village, Medfield, Massachusetts LOCAL INITIATIVE PROGRAM - COMPREHENSIVE PERMIT Sponsor: Needham Investment Company, LLC 1175 Great Plan Avenue Needham, MA 02492 Project Address: 80 North Meadows Road Medfield, MA 02052 This project will provide ownership opportunities according to the following breakdown: Type of Unit #of #of #of Gross Utility Maximum Units Bdrms Baths SF Allowance Rent 5 1 1 950 $1,925 Market Units 6 2 2 1,056 N/A $2,350 1 3 2 1,100 $2,650 L.l.P. Units 1 1 1 895 $136 $1,655 2 2 2 1,048 $169· $1,861 1 3 2 1,100 $216 $2,065 Total Units 1620180326-DHCD-ltr from re 80 North Meadows Road-LIP_Page_220180326-DHCD-ltr from re 80 North Meadows Road-LIP_Page_3

20180326-DHCD-ltr from re 80 North Meadows Road-LIP_Page_4

Autonomous vehicles arrive

We need to plan for the changes autonomous vehicles will make in town, and to new developments, such as at the former MSH site.  I think this will be a boon to older residents who are no longer driving themselves, and also as a way to network various parts of town to the downtown and to one another, and, also, to link us to regional transportation hubs.  This article is from Efficient Government  –

The Driverless Taxis Are Here — This Year

Driverless Uber taxi in Pittsburgh.

Image: Flickr

They are not the future, in some cities, driverless taxis are taking riders now. Auto manufacturers are also ramping up orders and requesting Federal approvals for autonomous level four vehicle production.

Driverless taxis are already on the road in Pittsburgh, and GeekWire is covering all the details of what’s happening at the facility where 200 Volvos, equipped with LIDAR cameras, drive themselves in and out. According to Uber’s website, the test drives are collecting data with real passengers excited to take their self-driving selfiies:

We’re piloting a program now where you can get matched up with a self-driving Uber when you request uberX. When you do, you get a glimpse of the future AND access to the selfie machine. Mind. Blown.

But it’s not just Uber, and it’s not just Pittsburgh. Driverless taxis are operating in Phoenix, Arizona, and coming to Greenville County, South Carolina, and at least to the seven states that have already authorized autonomous vehicle operation.

According to the Greenville News, the Federal Highway Administration awarded the county $4 million to develop a public automated taxi system that would be the first of its kind in the nation.

These funds will help Greenville County lead the nation into a future with more driverless vehicles, which will improve mobility for some and reduce traffic congestion for all,” Acting Federal Highway Administrator Brandye L. Hendrickson said.

According to ArsTechnica, Waymo, the company conducting the first U.S. public trial of self-driving cars in Phoenix, just placed an order for an overwhelming number of Chrysler Pacifica Hybrid minivans. The Google-spawned company suggested it is moving beyond self-driving tests in Phoenix, Michigan and Atlanta and scaling up for wider autonomous vehicle operations.

With the world’s first fleet of fully self-driving vehicles on the road, we’ve moved from research and development, to operations and deployment,” said John Krafcik, CEO of Waymo.

According to NBC News, General Motors (GM) plans is asking to sweep seven states with driverless taxis by 2019.

GM asked the National Highway Traffic Safety Administration for waivers covering 16 regulations, said Kyle Vogt, the CEO of Cruise Automation, an autonomous technology company owned by GM. With Federal and state approvals, the company said it would produce 2,500 driverless Chevrolet Bolt electric vehicles per year.

In addition to driverless taxis, cities like Las Vegas are testing driverless shuttles.

London’s Driverless Shuttle ‘Harry’ Begins Taking Riders

The GATEway driverless shuttle began taking riders around the Greenwich Peninsula in the U.K.’s first public trial of autonomous electric vehicles.

ConCom letter to MDEP re LCB

The second page of this letter did not scan as part of the meeting materials posted last week.

Medfield Conservation Commission Town Hall · 459 Main Street · Medfield, Massachusetts 02052-2009 (508) 906-3028 · Fax (508) 359-6182 · lwillitts@medlield.net November 28, 2017 Denise Child Massachusetts Department of Environmental Protection 8 New Bond Street Worcester, MA 01606 Re: Medfield LCB Senior Living Project, 561-563A Main Street, Medfield, MA DEP File No. 214-0635 Dear Ms. Child: I write on behalf of the Medfield Conservation Commission ("Commission") regarding the !September 13, 2017 letter from Massachusetts Historical Commission ("Mass Historical") regarding the referenced proposed Project. Mass Historical determined that the Project will have an i'adverse effect" on the Peak House, Clark Tavern, and Main Street Area through the inuloduction of visual elements that are out of character with and will alter the setting of a state Re~ister Property. Mass Historical indicates that it will be consulting with the MassDEP, the Applicant and the Medfield Historical Commission to explore alternatives that would eliminate, :rn:hlimize or mitigate the proposed Project's adverse effect of the visual impacts. The Commission shares the concerns of Mass Historical in addition to its concerns about the Project's impacts to the protected interests discussed below. The Commission would like to participate in ; ' these discussions as they relate to a proposed Project within its jUrisdiction. The Commission denied the proposed Project concluding that the Applicant failed to rebut the presumption that Vme Brook is perennial pursuantto 310 CMR 10.58(2)(a)l.a .. Approximately half of the Project is within Riverfront of Vine Brook and the Applicant failed to ovyrcome the presumption that the area is significant to protected interests. As a result, the PrJject fails to comply with the general performance standards at 310 CMR 10.58(4). The r Applicant filed a request with MassDEP for a Superceding Order of Conditions which the Cmpmission opposes. See attached February 3, 2017 letter addressed to Marielle Stone's attention from the Commission's Special Environmental Counsel. Given the size of Applicant's parcel, approximately 13.78 acres, adjusting the footprint loc~tion and or size of the facility footprint CQuld eliminate, minimize· or mitigate the adverse visya1 impacts identified by Mass Historical, as well as the unacceptable impacts to the wetlands resburces that resulted in the Commission's denial. Any adjustments of Applicant's plan should alsq comply with the wetland bylaw and ensure protection of the vernal pool in the Project area. i Th~ Commission requests the opportunity to discuss any proposals and to review and comment on any plans submitted by Applicant. The Commission reserves all rights and by its i participation does rrotwaive any rights, responsibilities or defenses. Please let me know at your earliest convenience how the Commission may further participate in these efforts. s£~ l;. p ~/'~ Ralph A. Parmigiane, Chairman Enclosure Cc: Brona Simon, Mass Historical Commission · Medfield Historic Commission /Medfield Board of Selectmen Mark G. Cerel, Medfield Town Counsel Margaret R. Stolfa, Medfield Special Environmental Counsel20171128-ConCom-ltr to MDEP-LCB_ConComletter_Page_2

40B at 93-95 North Street

40b

40B at 93-95 North Street

The Board of Selectmen was recently presented with a proposal for a fourteen unit rental 40B project at 93-95 North Street that the developer, David MacCready, was asking the town to approve as a friendly Local Initiative Program (LIP).  There is currently a two-family house and a small barn on the site, which is about 0.8 acres in size.  The proposal called for construction of a new ten or twelve unit apartment building at the back of the yard, and moving the barn behind the two-family structure, to perhaps house two units.  There seemed to be some continuing flux as to the actual planned configuration and whether the barn would house apartments or not.

I had been told by Mike Sullivan for months that he had been meeting with the developer about some proposals, but I had no report on, nor knew any of the details, until I first heard the proposal presented to the Board of Selectmen.  That meeting was well attended by the neighbors, who were uniformly opposed to the proposal per my poll at the meeting.  The neighbors were also critical of the developer for storing construction debris at the site and for failing to follow directions from the Building Commissioner.  I am not yet aware of the truth of those allegations.  The neighborhood is now also replete with signs protesting the project.

I have been thinking about the proper density for the downtown ever since serving on the Zoning Board of Appeals, but more so when this same developer built a row of about ten townhouses on Brook Street, that to my eye looked too dense and too tall.  However, that project was built as of right, based on the then zoning in the RU zone, the zoning district that encompasses the downtown.  From memory, at that time, the first unit required 12,000 sq. ft., but additional units could be added for each extra 6,000 sq. ft. of area.  Glover Place and Old Village Square were also built, as of right, based on that same density we then had in our RU zoning.  I think that former zoning allowed about 6-7 units per acre.

At our annual town meeting (ATM) last year we increased the RU district density requirements so that now for any multi-family building, the first three units require 30,000 sq. ft. of land and each additional unit requires another 8,000 sq. ft.  The zoning now would therefore only allow for about four units on the 93-95 North Street site, as of right, versus what might formerly have been 6-7 units.  We as a community have made a choice via our zoning requirements, that such levels of density in the downtown are what we want.

I asked Mike Sullivan during a meeting if he had talked to the developer about the proposed density at 93-93 North Street, and Mike said that he had, but that the developer “had not followed his advice.”  As I have considered whether, as a selectmen, I would vote to support this proposal, I find that at this time I am not so inclined at its current density.  I would, however, reconsider if the density were closer to the as of right density.

Where this proposal is a 40B, it is exempt from our zoning.  However, where the town is currently in a 40B safe harbor (due to both having a Housing Production Plan approved by the Department of Housing and Community Development and having actually permitted 21 Subsidized Housing Inventory (SHI) units this year), the only way that this current proposal can proceed is as a friendly 40B (i.e., as a LIP with selectmen support), unless the town falls out of its safe harbor next spring.  And the Board of Selectmen and the Affordable Housing Trust Committee are working to make sure that does not happen.

The current expectation is that 93-95 North Street proposal will next be vetted by the Affordable Housing Trust Committee, and may then return to the Board of Selectmen for its consideration.