Category Archives: Development

MSH MPC report released

 

msh-phil tuths-buildings

Photo by Phil Tuths

Email today from the Medfield State Hospital Master Planning Committee –

Medfield State Hospital Master Plan Committee Update

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

 

 

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

 

Preferred Master Plan Released

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

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

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

·         maximizing open space and vistas;

·         buildings and open area for a cultural hub; and

·         space designated for a recreational and athletic complex.

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

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

See you at Medfield Day September 15, 2018!

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The Rosebay at Medfield

Today I got this email follow up, below, from the developer that the Medfield Housing Authority selected for the proposed project on Medfield Housing Authority land next to Tilden Village.  I also met with the Legion and its developers this week about their plans, and the issue of how their timing fits in to the town’s safe harbor needs, so I asked Brain McMillin about the timing of his plan, and he reported  “it’s not out of the question that it could take until 2022 or 2023 until these units are ready to be leased up.”  –

 

Rosebay

 

I should probably point out that The Rosebay at Medfield is not public housing, so it is technically not an expansion of Tilden Village.  It will be a privately-owned development located on land leased from the Medfield Housing Authority under a long-term ground lease.

Although it will not be public housing like Tilden Village, all of the units in the proposed development would still be affordable and age-restricted (62+) to meet the Housing Authority’s requirements.  For the Town of Medfield, all 45 of the proposed units would count toward its Chapter 40B Subsidized Housing Inventory and further goals stated under its Housing Production Plan.

The basic structure we have proposed is fairly common and has been used around the country for privately-owned developments built on housing authority land.  We are aware, however, that that it may require some explanation and we plan to provide that detail during our Comprehensive Permit hearing before the Zoning Board.

 

Regards,

 

Brian J. McMillin | NewGate Housing LLC

Tilden expansion filed at DHCD

Rosebay

Tilden Village expansion – The Rosebay at Medfield

This email yesterday from Sarah Raposa about the Medfield Housing Authority’s planned expansion adjacent to its Tilden Village site having taken its first step by means of a filing with the Department of Housing and Community Development –

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We haven’t received the hard copy from DHCD but Mike was cc’d on the submission to DHCD.

Here is the link to the application on the Town’s website:

http://ma-medfield.civicplus.com/CivicAlerts.aspx?AID=59

Best,  Sarah

Sarah Raposa, AICP

Town Planner

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The developer, Brian McMillin of NewGate Housing LLC, Westwood, MA stated to me that while the plans are “available on the Town’s website. . . they are a required step in preparing to file for a Comprehensive Permit for The Rosebay at Medfield, and they contain only basic preliminary information.  More detailed information regarding the proposed development will be provided in the Comprehensive Permit application.”

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

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.

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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 –

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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