LCB Senior Living, LLC of Norwood purchased land behind the Peak House in December and is proposing the construction of a 72 unit assisted living facility on the site. LCB has reportedly also purchased a home on Main Street to provide access. Assisted living facilities are a use permitted on the residential zoned land if the ZBA grants a special permit.
Mike Sullivan reports that LCB met with town officials last week about its proposal. See LCB’s other similar facilities built by LCB at its website, www.lcbseniorliving.com.
LCB reported that none of the units will be affordable, as the economics of including affordable units would require the facility to be many times larger. That means the proposed facility would add 72 units to our housing stock, as each bed counts as a separate unit, and to reach our 10% affordable housing threshold we would need another 8 affordable units. Per a presentation to selectmen Tuesday evening, we currently need another 136 affordable units to reach our 10% threshold if one includes the 92 units at The Parc that is now in construction. Those 72 units LCB proposes would require another 8 to make us need 144 more to get to 10%.
Below are the Medfield zoning bylaws involved, and that list the findings the ZBA must make for it to grant a special permit. The ZBA clearly has lots of discretion on this issue, neither to allow or deny any application, so the evidence presented at the hearings will probably be the determinative factor.
This is another example of how our town’s zoning decisions, as reflected in the bylaws we adopt at town meeting, allow different, non-residential uses to be sited next to homes in residential areas.
220.127.116.11 Hospice or nursing homes, convalescent and assisted living facilities and medical and dental offices – SP
14.10.5 After the public hearing required by Section 14.10.3 has been concluded, the Board of Appeals may grant a special permit if it concludes that a special permit is warranted by the application and the evidence produced at the public hearing and if it makes the following specific findings of fact:
a) The proposed use will not result in a public hazard due to substantially increased vehicular traffic or parking in the neighborhood. In deciding this, the Board shall find affirmatively that
the road’s structure, surroundings and configuration are such as will support the added traffic safely.
b) The proposed use will not have any adverse effect upon property values in the neighborhood.
c) The proposed use is architecturally and aesthetically consistent with the other structures in the neighborhood.
d) The proposed use will not create any hazard to public safety or health in the neighborhood.
e) The proposed use will not create any danger of pollution to public or
private water facilities.
f) The methods of drainage at the proposed site are adequate.
g) If public sewerage is not provided, plans for on-site sewage disposal systems are adequate and have been approved by the Board of Health.
h) That no excessive noise, light or odor shall be emitted.
i) That no nuisance shall be created.
j) There is an adequate supply of potable water approved by the Board of Health or the Water and Sewer Board.