UPPER CHARLES TRAIL CONNECTOR AND PARKING

 As you may be aware, the Town has constructed a small parking lot off Whitney Street as well as a trail from the parking lot to the Upper Charles Trail. This now provides access from Sherborn to the trail which extends through both Holliston and Milford. The connecting trail is very nice. This is a great asset for Sherborn and the region.

Unfortunately, there is a down side to this great asset. Both the parking lot and trail are constructed on private property through an easement granted to the Town by the developer of the Meadows Edge at Whitney Farm housing development. The parking lot is accessed via an emergency access road for the benefit of the housing development. Furthermore, the parking lot is limited to 3 spaces plus a handicapped space. We have had several instances of people parking their cars on the emergency access road and even in front of the chain that now blocks access to the housing development. Cars have also been parked on the grass next to the parking lot. This is unacceptable and is an abuse of this great asset. Police have been called multiple times to address the situation.

The Town is taking steps to prevent future abuse, including installation of signs indicating that violators will be towed at owners expense and rules for using the facility, as well as physical barriers. However, this message is an appeal to please use common courtesy and respect for private property when using this awesome Town amenity:

• Park only in the designated spaces.
• Do NOT park on the emergency access road or on the grass.
• Car pool to the parking lot if walking with friends.
• Ride your bicycle to the trail if possible. Whitney Street is marked with sharrows indicating it is a bicycle route. 
• Do not enter the private property that is the housing development. The road within the development is private and is owned and maintained by the condominium association. There is no public access to that road. This includes pedestrian and bicycle access as well as vehicular access.

Thank you for understanding the limitations on use of the parking lot and trail connection.

SHERBORN AWARDED $71,952 GREEN COMMUNITIES GRANT

 The Baker-Polito Administration has announced that the Town of Sherborn has been awarded a Green Communities grant in the amount of $71,952. The grant is part of the 2021 Spring Competitive grant round. 

The funds will be used to replace 133 streetlights with LEDs, and  implement weatherization measures, including insulation, air sealing and weather-stripping,  at Town Hall and the DPW Garage. The projects are estimated to result in annual energy cost savings of about $16,000, as well as reducing greenhouse gas emissions by more than 40 tons per year. 

This is the 4th Green Communities grant received by Sherborn totaling more than $325,000.

Sherborn Affordable Housing Status

As you may know, for many years Sherborn's official number of affordable housing units in the State's Subsidized Housing Inventory (SHI) stood at 34. This included 24 units at Woodhaven (6 are affordable but in rental projects, all the units are counted for purposes of the SHI) and 10 at Leland Farm. This represented 2.3% of total housing units based on the total number of units identified in the 2010 U.S. Census of 1479.

We have made significant progress recently. With the approval of the 120-unit apartment complex called Coolidge Crossing, we have achieved "safe harbor" for 2 years because we increased our stock of affordable units by more than 2% in one year (and we get credit for projects approved even before they are built, but we lose that credit if they are not issued building permits within 12 months). Furthermore, that approval puts our SHI percentage at  10.41%.  However, that is based on the 2010 U.S. Census count of 1479  units. Our certification letter from DHCD  says that the certification is good until June 17, 2023 unless we lose units (i.e. we haven’t issued a building permit for Coolidge Crossing by then).

The 2020 U.S. Census housing units figures are out. It shows Sherborn with 1562 total units. I am not sure when DHCD will start using that as the baseline, but our current level of 154 units would put us at 9.86%. I just submitted an additional 15 units ( 8 from The Fields, 5 from Whitney Farm and 2 from 59 North Main) to be approved. Upon approval of those, we will have 169 units bringing us to 10.82%. We also have another 15 units in the pipeline (7 each from Whitney and Meadowbrook Commons and 1 more from 59 N. Main) which would bring us to 184 and 11.78%.

Not to jump too far ahead, but with 184 units, if we had no additional affordable units, we could end up with 1840 total units in the 2030 Census and still be at 10%. That would be an increase of 278 units from the 2020 Census. Coolidge Crossing and Meadowbrook Commons would account for 187 units so that leaves room for 91 units elsewhere. The increase between 2010 and 2020 was 83, and that included Abbey Road and part of Whitney Farm.

The affordable housing bylaw that was approved at the 2020 Town Meeting requires that 15% of new housing developments with 6 or more units be affordable (and it requires a payment to the Affordable Housing Trust for units under 6 and for fractional units). That will ensure that we keep pace and not fall below 10% for the foreseeable future.

 

CHARLES RIVER WATERSHED FLOOD MODELING PROJECT

 Sherborn is participating in a regional effort to create a model of potential flooding within the Charles River Watershed as the impacts of climate change result in larger storm events. FEMA flood maps illustrate historic flood data, while the purpose of the model is to identify areas that may flood as a result of future precipitation events. The Charles River Watershed Association is spearheading the effort using a consultant to develop the model. 

Public input is an important component of this project. The first public workshop was held on December 10, 2020, and a webinar was held on January 28, both on Zoom. More public participation events are planned, including a second workshop and meetings focusing on the middle watershed (of which Sherborn is a part) and the upper watershed. To learn more about this project, please use the following links:

Project Website

Results from December Workshop #1 Survey

Feedback From January Webinar

MEADOWBROOK ACRES (THE SEQUEL)

 You may remember that several months ago, I wrote a post about the Meadowbrook Acres subdivision. I explained that it was not something that was proposed to be built, but it was only proposed in order to freeze the the zoning as provided for by Massachusetts Zoning Law (Chapter 40A, Section 6).

Well, the Preliminary Plan was approved by the Planning Board back in September. That froze the zoning for 7 months. A Definitive Subdivision had to be submitted and approved in order to extend the zoning freeze to 8 years.  The Definitive Subdivision Plan has now been submitted. It needs to follow all of the same rules as a real subdivision. So there will be a legal notice in the newspaper and abutters have been notified, but please be aware that this is just part of the zoning freeze process. The Plan is essentially the same as the Preliminary Subdivision Plan showing 2 lots and a short cul-de-sac but now it is fully engineered. A public hearing has been scheduled for April 6 at 7:30.

The Coolidge Crossing 40B apartment project (for part of the same land as Meadowbrook Acres is moving through the comprehensive permit process with the ZBA and the next hearing on that project is on March 31. 

For more information about the zoning freeze process, please see the earlier post about Meadowbrook Acres.

DO I NEED A PERMIT FOR THAT?

This is just a reminder that sometimes we may be uncertain as to what types of work on our property require a permit. In order to assist residents in determining whether a permit or other type of approval is needed, the Town web site has a document called "Permitting Procedures Manual." It can be found on the Planning Board page of the Town web site. On the left side of that page is a link called "Do I need a permit for that?" It is at the top of a list of links.

This document includes a brief (1-page each) description of the responsibilities of most of the permit granting boards, commissions and departments of the Town. It also includes a chart at the back that lists what types of permits are needed for which projects and identifies the entity that issues those permits. Finally, there is a flow chart that illustrates the process for building a new house or addition. 

As always, it is important to contact Town Hall prior to starting a project and you will be provided guidance as to what, if anything, is needed in terms of approvals. 

MEADOWBROOK ACRES?

 In case you have seen a subdivision called Meadowbrook Acres on the Planning Board, Board of Health or Conservation Commission agenda, you may be wondering what it is about. This is especially true if you have seen the plans. This "subdivision" proposes a short cul-de-sac off Coolidge Street at 84 Coolidge and then it divides the parcels that comprise the sites of the proposed Meadowbrook Commons 67-unit age-restricted project and the proposed Coolidge Crossing 40B 120-unit  apartment project into 2 lots. 

Those other projects have not been abandoned. Under Massachusetts zoning law (Chapter 40A, Section 6), if someone submits a preliminary subdivision plan to the Planning Board followed by a definitive subdivision plan within 7 months,  "the land shown on such plan shall be governed by the applicable provisions of the zoning ordinance or by-law, if any, in effect at the time of the first such submission while such plan or plans are being processed under the subdivision control law, and, if such definitive plan or an amendment thereof is finally approved, for eight years from the date of the endorsement of such approval."

So, the purpose of the plan is to freeze the zoning, not to construct the subdivision. A Preliminary Development Plan (not to be confused with a preliminary subdivision plan) was approved by Town Meeting in 2017. That plan called for 67 units of age-restricted (over 55) housing of which 7 (10% of the total) must be affordable. On August 15, 2020, Town Meeting approved an affordable housing bylaw that requires new developments to provide 15% of total units as affordable.By submitting the preliminary subdivision plan prior to August 15, that land remains governed by the zoning and subdivision rules in effect at the time it was submitted. Interestingly, it is the LAND for which the rules get frozen, not the SUBDIVISION PLAN that was submitted.

LOGIN INFORMATION FOR PLANNING BOARD ZOOM WEBINARS

As posted previously, the Planning Board has produced two webinars to explain two warrant articles. Both webinars are available now on the Town website (as well as the previous post) and can be viewed any time. Both will also be shown as part of Planning Board meetings which will allow live feedback to the Board.

The webinar pertaining to the Open Space Subdivision article will be presented on May 19, 2020 at 7:00 PM. The Zoom login link is:

Join Zoom Meeting

https://zoom.us/j/99496373759

The webinar regarding the Affordable Housing article and the Housing Trust article will be presented on May 26 at 7:00 PM. The login link for that one is:

Join Zoom Meeting

https://zoom.us/j/99773302415

The Planning Board appreciates any feedback you are able to provide following each of these webinars. 

WEBINARS AVAILABLE ABOUT PLANNING BOARD ZONING ARTICLES

As you likely know, Sherborn Town Meeting has been postponed until August 25 (and may be postponed again) and only for financial articles and one other one. Most articles will be considered some time in the Fall. The Planning Board has two significant zoning articles this year that could have significant consequences so it is important to provide as much information about them as possible.

One of the two articles will establish a provision for development of new subdivisions in a manner that conserves 60% of the parcel, including the most valuable natural resources, while allowing denser development on the remaining 40%. A major change from the current zoning bylaw is that this type of development will be allowed by right while a conventional subdivision, that consumes the entire parcel, will require a special permit. A 16-minute video is available to help explain the provisions of the article at the following link: Webinar on Open Space Subdivision Article. This video will be presented live on Zoom at the Planning Board meeting of May 19 at 7:00 PM. There will be an opportunity for questions or comments following the presentation. Login information will be provided on this blog and on the Town website at a later date. 

The second article will establish a requirement that all developments of 2 or more housing units or lots contribute to the Town's stock of affordable housing. It does that by requiring that affordable housing units be included in the project, be provided at an off-site location, or a cash contribution be made to the Town's Affordable Housing Trust. A companion article to the affordable housing article, co-sponsored by the Planning Board and the Housing Partnership, establishes and clarifies some procedures to be followed by the Affordable Housing Trust that was created at the 2019 Annual Town Meeting. In order to help explain these related articles, the Planning Board and Housing Partnership produced an 11-minute video that is available at the following link:  Webinar On Affordable Housing Article.

The Planning Board will run this webinar live on Zoom on May 26 at 7:00 PM. Again the Board will  be available to answer questions live following the presentation. Login information will be provided here (and other venues) at a later date.

You are always welcome to provide comments or ask questions here, or by emailing planning@sherbornma.org. 

SOME FACTS REGARDING 40B DEVELOPMENT - CURRENT PROPOSED 40B PROJECTS IN SHERBORN

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In addition to the three under construction, there are currently three other 40B projects pending in Sherborn. There is also a 4^th project that is not a 40B but is closely related to one of the 40B’s. In fact, the total of 4 projects should really be discussed as two pairs of projects since two of the 40B’s are also closely related.

The Pines Residences/Apple Hill Estates

The first pair of projects to be discussed are the pair of 40B’s. They are called the Pines Residences and Apple Hill Estates. They are located at 41 North Main Street and 31 Hunting Lane respectively. The Pines Residences is a 60-unit apartment building with 15 affordable units (again, all 60 units would count toward the Town’s SHI percentage). It is proposed as a mostly 3-story building but with a partial 4^th story. Apple Hill Estates is proposed to add 27 units to the existing single-family home on a 17-acre parcel. It should be noted that Town Boards have unanimously opposed these projects.

The Pines Residences and Apple Hill Estates are separate projects on abutting sites and under the same ownership (Barsky Estate Realty Trust). One is a rental and one is a homeownership project. They are further linked through a shared water supply and a shared wastewater treatment plant. The site is bisected by the MBTA railroad tracks (which provide only freight service).

The projects do not technically abut because, in addition to the railroad tracks, there are two other parcels of land between them under the same ownership. However, one of these parcels is the site of the proposed wells that would be the water supply for the projects. The other parcel would not be part of the development except that the water lines from the wells would pass through it to serve Apple Hill Estates.Sewer lines from The Pines Residences would also cross this parcel.

As noted above, Apple Hill Estates would consist of 27 additional units bringing the total to 28 since there is an existing single-family home on the parcel. There would be 12 duplex buildings (24 units) plus a triplex. Seven of the units would be required to be affordable. The road serving the development would extend from Hunting Lane then loop back on itself. A wastewater treatment plant would be located along the road and the leaching field would be located at the far end of the parcel. The site plan can be viewed here:

The Pines Residences consists of 60 apartments in a  single 3 to 4-story single building. The building would be set back 60 feet from both North Main Street and Hunting Lane except for a 45-foot setback at one corner where Hunting Land bends to the south. The primary access would be off North Main Street where there is an existing small curb cut serving the existing cottage on the property. An emergency-only access from Hunting Lane is also proposed. The parking is mostly to the rear of the building with a few spaces on the side.

The project site now includes the parcel that extends to Powderhouse Lane, though neither vehicular nor pedestrian access is proposed to connect with Powderhouse Lane. It should also be noted that the historic Whitney-Paul Tavern is on a separate parcel, and is not a part of this project.

STATUS: These projects are both awaiting a determination by MassHousing as to whether it warrants a Project Eligibility Letter

Meadowbrook Commons/Coolidge Crossing

These projects have been in the works for a few years. They originally started out as two adjacent 40B projects. In a manner somewhat similar to the Pines Residences and Apple Hill Estates, one was ownership and one was a rental. They were each about 88 units, and they would share a water supply and a wastewater treatment facility. The original developer was Trask Development. Upon Town negotiation, Trask agreed to instead propose an age-restricted development under the EA (Elderly -Affordable) multi-family development provision on one of the sites and reduce its unit count to 67.

Trask then prepared a Preliminary Development Plan (PDP) for 67 age-restricted units of which 60 would be market rate and 7 (10%) would be affordable. A special Town Meeting was held on December 5, 2017 to approve the PDP and change the zoning of the parcel to EA. In one of the largest attendances at Town Meeting in years, the project was overwhelmingly approved with 86% in favor.

The approval was due, in large part, to the understanding that the adjacent 40B apartment project would share infrastructure and be developed at the same time, which would provide 88 units to the Subsidized Housing Inventory and bring Sherborn close to or above 10% (depending on the timetable of the other 40B projects under construction). With a 10% target of 148 units, the 93 total units provided by these two projects along with the 34 existing and 23 under construction would bring the total to 150. At a minimum, it would provide two years of safe harbor.

One downside of the projects was that the apartment building would be a huge 3 to 4 story L-shaped structure far out of scale with Sherborn’s character. In reviewing the application for its 40B Project Eligibility Letter, Mass Housing Partnership recognized this inconsistency and asked the developer to consider design changes to soften the aesthetic impact on the town. While the developer agreed to consider this, several months passed with little to no communication from the developer.

Finally, the Town was contacted by representatives of Pulte Homes of New England. They indicated that they would likely be taking over the project, but that they only developed ownership projects, not rentals. They stated that they would try to find another developer to assume responsibility for the rental project. The Town emphasized to Pulte that the apartment building was a key component of the project, and later an apartment developer was identified by Pulte.

As Pulte considered the projects, some changes were made. The affordable units in Meadowbrook Commons were scattered throughout the project in accordance with DHCD requirements. More importantly, negotiations were initiated with the City of Framingham to supply water to both projects, and with the Town of Natick to provide sewer service. This would mean that the onsite wastewater treatment plant and the wells would be eliminated, providing a little more flexibility on the design of the building and site.

Another major benefit of the water being supplied by Framingham is that it would eliminate additional stress on the existing wells in the neighborhood. It would also avoid any impact on the plume of contamination from the General Chemical site in Framingham that could potentially be drawn toward Sherborn if there was a major water withdrawal as a result of the projects. In September 2019 the Sherborn Select Board agreed to allow soli borings along Kendall Avenue and Coolidge Street to help determine whether installing a water line along that route would be financially feasible.

No agreements have yet been made on the water and sewer services from abutting communities. Intermunicipal Agreements would need to be approved before any such service could be available. In any case, the concept at this point is that none of the municipalities would own the infrastructure for that service. It would be owned and maintained by the condominium association of Meadowbrook Commons and the management of Coolidge Crossing.

STATUS: The projects are proceeding together though they have different permitting tracks. Meadowbrook Commons needs to apply to the Planning Board for a special permit while Coolidge Crossing needs to apply for a 40B Project Eligibility Letter (PEL) from DHCD. The Coolidge Crossing developers would like to develop it as a Local Initiative Project (LIP), or friendly 40B, which means they would need a vote of support from the Select Board prior to applying to DHCD. Both developers are currently scheduled to appear before the Select Board on April 9 to provide more details on the projects and to discuss the LIP. Assuming a PEL is issued, Coolidge Crossing would then need to apply to the ZBA for a comprehensive permit.

Epilogue: I have received inquiries about potential 40B projects for other parcels in Town, but so far they have not advanced.

SUMMARY OF SHERBORN’S CURRENT 40B STATUS

The previous post described the three 40B projects that are currently under construction in Sherborn. Upon completion, they will produce a total of 92 housing units, of which 23 (25%) will be affordable and will be added to Sherborn’s Subsidized Housing Inventory (SHI).

So, how does that impact our 40B status? Sherborn currently has 34 affordable units on the SHI. These include 24 units from Woodhaven (6 affordable but they are all rentals so all units count) and 10 from Leland Farms (Leland Farms also has 7 market rate units). These 34 units bring our SHI percentage to 2.3%.

The total number of housing units that the Department of Housing and Community Development (DHCD) uses as a base (denominator) for calculating the percentage of affordable units is 1479. This figure is from the 2010 U.S. Census. While more housing has been built in Sherborn since 2010,  DHCD only adjusts the base every ten years with each U.S. Census.

If the projects under construction were all completed, the 23 affordable units added to the 34 we already have would bring our SHI total to 57 units and the percentage would increase to 3.85%. In order to reach 10%, we need to reach a total of 148 units. We would be short 91 units. Furthermore, since its 2020, it’s a U.S. Census year and our denominator is about to be adjusted upward. It takes about a year for the initial U.S. Census population and housing figures to be released. While we will not know the exact figure until then, I estimate that our new number will be about 1550 (possibly less).

Using 1550, we would need 8 more units (156 total) to reach 10%. Thus, we would be 99 short, even with all of the current projects completed and occupied.