Category Archives: Development

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

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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.

 

MCC at PB

After listening to the last planning board hearings on the Medfield Children’s Center petition for site plan approval of its proposed new child care facility at 75 High Street, I concluded that the planning board will approve that petition, with the conditions discussed last night.  The planning board closed the hearing last night, will next await any Board of Health action, and then the planning board will formally vote on the petition for site plan approval at its 12/4/17 meeting.

It is my understanding that the zoning compliance issues will need to be decided by the Building Commissioner, or the Zoning Board of Appeals if he defers to the issues to the ZBA.  It is my understanding that the lot does not have the minimum width required of lots, that the parking will not comply with the bylaw requirements, and additionally the lot is subject to a 1975 variance that limits any use to one single family home.

The Medfield Children’s Center currently operates child care facilities in both the Baptist Church and Episcopal Church in the downtown, and I believe the churches are looking to reclaim their spaces.  The Medfield Children’s Center looking to consolidate its operations in one location.

This was the crowd at the start of the hour long hearing before the planning board last night –

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Proposed Child Care Center

Proposed Child Care Center

A child care facility has been proposed for 75 High Street, a fairly narrow lot on which the land slopes up steeply from Rte. 27.  The area is zoned residential, but under the state statute, child care facilities are exempt from local zoning, just as are religious and educational uses, so the facility can locate there subject to reasonable health and safety strictures imposed by the Planning Board on site plan review petition.

Today I was provided a copy of the plans, and I thought that there will be many who will want to see those plans, so I uploaded them here.

75HighSitePlan8-9-17

MHC on LCB

The Massachusetts Historic Commission wrote the letter below to the Medfield Historic Commission about the LCB proposal –


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