(Noting here that Nordblom's website homepage has visuals of recent projects and environments. Seaver has constructed the new Woburn Public Library and is in process of the Shannon Farm 112 luxury condos and Club House on Lexington Street in Woburn).
Doug Lucente, Select Board Chair
Introduces:
Elizabeth (Liz) Rust, Region Housing Services Office (RHSO)
- (Info in the email I received from a local neighborhood group said: “Discussion to be moderated by Elizabeth Rust, Region Housing Services Office of the MAPC. The Regional Housing Services Office (RHSO) is a collaboration between the member towns of Acton, Bedford, Burlington, Concord, Lexington, Sudbury and Weston. It was formed in 2011 through an Inter-Municipal Agreement (and amended) assisted by Metropolitan Area Planning Council (MAPC), the regional planning agency for Greater Boston. The RHSO serves its member towns by assisting with the municipal function of affordable housing, including proactive monitoring, program administration, project development and resident assistance. For more information on the RHSO, visit their website.”)
Selectman Joe Pato
Selectman Mark Sandeen
Town Manager Jim Malloy
Says Nordblom came to Selectmen to float their idea for a Friendly 40B project this past June
(link to that meeting Agenda and detail back at the top of this post)
This is a preliminary meeting
An opportunity to talk to the neighborhood
This is a good use for the land
Selectmen are here to listen
Those present are encouraged to speak up
Liz Rust:
RHSO is an affordable affordable housing group
Brief overview on 40B and Local Initiative Program, a.k.a., LIP
(for presentation, see link above for Monday, July 22)
Chapter 40B is state law that facilitates zoning permitting in exchange for restricted affordable housing
40B is primarily used as a zoning tool when the underlying zoning does not allow for the planned development
A highly regulated program with significant local input
SHI, State Housing Inventory, counts toward the 10% threshold set by the state
Lexington’s SHI is at 11.1%
Lexington has 1,327 affordable units recorded on the State’s SHI, they are created under different housing programs, including, MassHousing - 27%, Friendly 40B - 1%, Other at 42%
Two 40B housing processes: MassHousing and DHCD
(Department of Housing and Community Development)
DHCD is the Friendly 40B
Safe Harbor: ZBAs can approve or deny 40B and their decisions are held up in the courts
Friendly: local, upfront input before going forward
LIP -- local input process
LIP Application -- proposals to community, formal signature by Selectmen signifying Town support
Project viability is DHCD led
TN with the Nordblom/Seaver presentation
(it’s also in the link noted at top of this post)
Recent projects in Burlington and Woburn
“Local is somewhat regional”
Nordblom Co has been active at Third Avenue in Burlington, including Wegman's, Bancroft Hotel
Golden Living Center was built in 1970; closed in 2018
11.56 acres
90K gsf (gross square feet)
Nordblom is affiliated with Northbridge Senior Living; brought idea to them, they (Northbridge) didn’t anticipate interest
Doesn’t make sense to reuse the building as is
Site is neglected
Zoning process is LIP, 40B friendly to improve the real estate and keep on the tax rolls
Trends: own and manage about 1200-1500 apartment units
People want to live close to work, highways, these tend to be mature professionals; walk up, flat style buildings, professionally managed
Cambridge Linea is a vision; multi-family use
(on their website and in their presentation to Selectmen, above)
Attention to scaling, massing
Access to Great Meadows (Lex), how to preserve and improve
Questions and Comments from the Public
(As there are no Question or Comment mics in play, TN takes questions of those few initially whose hands are raised)
Q: What’s current zoning?
TN: RO (Residential Only/one family dwellings) by right single family housing. Nordblom/Seaver want state zoning tool, 40B, to propose specific use, such as multi-family
Q: Change to 40B -- is it up to any builder or only SEAVER?
TN: This project is sponsored by the developers, Nordblom & Seaver
Not our intention to transfer
Q: Zoning approved first?
TN: Yes. Then building permit
Q: Are all rental units? How many? Market value? Seeking clarity on rental size, affordable units
TN: All units would be for rent. 130 or so units. 25% affordable
Q: 130 units -- any traffic studies? Water table studies? Also, most neighbors haven’t received anything (about this proposal), why?
TN: Traffic studies: haven’t studied this specific location
Water table: (no answer, I think)
Coordination: followed the recommendation from the Town for notice to residents within 300 feet of the site
(says as he reads room reaction):
Apologizes for not getting notice out to people
(Noting here that this is where lots of interrupting, commenting, questions, reactions overtake hand-raising)
Comment: How is this good for the neighborhood?
Comment: Honestly, there are limitations.
Comment: This will generate more traffic. Very big impact. This is a big use.
Comment: There’s not really a benefit for the neighborhood.
TN: We're offering to collaborate with you.
Q: Who are you and how are you with this site? Do you own this property?
TN: We do not (own this property)
A group in NY leased it to the group that leased it under Excel
We have an agreement to buy this site from the group in NY
If not by this proposal, there are many “by right” uses: Day Care. Educational. Religious. Rehabilitation. Single family. Special permitting uses.
Friendly 40B needs neighborhood support.
Comment: In favor of affordable housing in Lexington. Senior friendly. Believe we all share same goals: concern for impacts from traffic, to the environment, strain on schools, Great Meadows
Need help getting to this end point.
Asks everyone to be civil and respectful.
Asks if Liz Rust can moderate -- the flier said she would moderate the discussion
Liz Rust: Don’t think can be effective
(declines to moderate)
Q: What would impact be on Arlington Great Meadow (AGM)?
TN: Entirely new site WRT drainage, etc. more vehicles
Q: Would this affect the AGM?
TN: This is private property, no easement to AGM trailhead, we would put that on the table early on.
Q: How many parking spots are you planning?
TN: Parking ratios are 1.7 per unit
Q: Is that necessary?
TN: We cannot build to 1 (per unit)
Comment: 1.7 cars/unit is equal to 2 cars to me; during commuting times that’s a lot coming from 130 units
Q: 130 units -- assume that includes amenities, like gym, swimming pool, playground, etc. What's included? The other thing is you said you’d like us to work with you...it is plausible that if you have an agreement to buy, something is there, maybe there are some other things we would like to hear about...educational uses means 9-5 ... how do you want us to work with you? What are our choices?
TN: Amenities: we’re very early, have not designed anything; already know no pool, because of ground water table; outdoor recreation, most likely. There’s a lot of land here, maybe a tennis court?
Collaborative nature of the process: this is the conversation we wanted to have, reassess options going forward
Q: Seaver builds single family houses...why not on this site?
TN: That’s a possibility
Q: What physical access for testing is allowed? Saw a drilling rig on the site last Friday/Saturday. What notification was given to Arlington?
TN: On notification to Arlington: followed recommendations from Town Manager on notification; did not provide notification to Arlington
Drilling rig: geo technical for soil boring, soil testing
Q: What other types of testing will be ongoing?
TN: No plans at this time
Q:The property surrounds conservation land -- limitations? Testing? Zoning variances for that?
TN: Proximity to conservation land -- Conservation Commission (rules) still stand
Comment: He and wife have lived here for 51 years. Former chair of planning board and rep to MAPC. This is a challenging development that may not work. We’re not an island here in Lexington. Terrible shortage in housing across the state, except for the very, very wealthy. Even our Republican Gov is talking about changing zoning bylaws for local decision-making. Keep 40B decision-making local. Completely open process. Shares cautionary tale about Enfield MA and how it ended up at the bottom of the Quabbin Reservoir (Look it up)
Q: Has Q for previous questioner: understands housing need. Separate from this ad hoc process, what has Lexington done for master planning process...one-way access; not amenable to 120 unit property...and they will have 2 cars, and children. Need a strategic approach. Needs to be supported by infrastructure. This isn’t.
Comment: Is a Realtor in town. 25% affordable means people living in complexes like this are not paying affordable rents without amenities. 75% rents are market rate.
Comment: Want to validate what was said before (about potential increase in # of cars): Nursing home was not a good neighbor. Was nearly hit several times. Second issue: woods and stuff were treated as a garbage dump, dirty diapers, drug paraphernalia, beer cans. Qualitative; living here because we want to live in a nice residential neighborhood.
Q: Not opposed to apartment building. 120 units sounds like a lot. Environment. Traffic. Is this project geared for elders or kids? How is it designed and marketed?
TN: Has yet to be designed/marketed. Probably an elevator-serviced building. Solar-ed carports. Intention is not to have children.
Q: Is it only economically viable for you if 130 units?
TN: It could be fewer
Comment & Q: Part of the problem with Emerson Gardens (Road) is it’s too wide, people go too fast. We were there when the nursing home was active and people did go too fast. Traffic is an issue. Is it possible to give some thought to mitigating?
TN: Understand that traffic is certainly on the top of the list. We will have resources to look at the neighborhood.
Q: Clarify process: opportunity for input from the community before selectmen signing off. How much detail: traffic study, transportation plan...how much of that will be cleared up?
Liz Rust: apply to the state, then permits. Water table analysis, parking studies, traffic all happens with permits...after application
Q: Still not clear: what are opportunities for this local input? When does the voice of this project have an impact?
TN: Clearly, this meeting is having an impact
Comment: We love the neighborhood. Bring other options, 130 units feels like a non-starter. Maybe there are other gradations. I’d be interested hearing about some of those
Q: In process of geo-tech studies to see what the property will allow? Are those public?
TN: Would not be accessible to the community. Types of soils, footings for types of structures ...
(reads room...quickly says:) Could make them available. Never have had people ask for them before
Comment: Studies, contact the Town, and Woburn -- Lowell Street impacts (from new development at Woburn's Shannon Farm project coming online, about 2.5 miles away), won’t know about those impacts on Lowell Street for year and a half, at least
Comment: Very worried about rental properties. Rents are so greedy. Targeting new immigrants, scams on water metering. Take advantage of foreigners, immigrants. Lots of families and kids. Only two exits, Emerson Gardens Road and Bryant Road. People enjoy it here, no place to play at Emerson Gardens.
TN: Wanted to have an Open House at the Huntington (in Burlington) so people could get a sense of the environment being thought about.
Comment: That’s a nice place, but it’s not a neighborhood.
Q: Studies on economic viability? On 130 units, perhaps upper limit; what’s lowest limit?
TN: Other types of housing exist on Town bylaws ...
(Bylaws are
HERE)
… a variety of types ...7 single family homes, 50-60 units; duplex.
Could scale down.
Balanced housing provision through planning board and not 40B
Comment: Grove Street was balanced housing project with 10% affordable housing
Comment: For follow up meeting, please include residents at Emerson Gardens -- 150 units there
TN: Is there an association at Emerson Gardens?
Comment: (introduces self) Trustee of Emerson Gardens complex. Come to a community of residential families, been here for many years, with no real thoroughfare ... Bryant Road is a cut-through street. When we hear 130 units, 1.7 cars/unit ... real important point is to think strategically, consider impact on schools; systems are stressed. Did a little research on Register of Deeds, state & federal lien on Lexington Care LLC. Want to be strategic about this project; don’t want to create a hazardous situation with cars and traffic. Hope this is one of many conversations. Other than friendly 40B. Something that adds value for all who choose to live here.
Comment & Qs: Want to flip the conversation. Absolutely support affordable and aging in place. Affordable at all levels, not only at extremes of bell curve. Would love to support your project. What would we need to support your project? Some confirmation of traffic studies, mitigation, to demonstrate the scale, and so forth, works on the site without undue burden to the neighborhood. What are the conditions? If not attainable, some other option needs to be available.
TN: Yup, I hear you. Come back with some information on geo-technical; etc. is that something you want to have?
(Heads nodding all around)
Comment: Get the info to all in the neighborhoods: Page, Bryant, Sanderson
Q: What else can you tell us about other options and how we can work with you?
Q: As a gesture of good faith, could you hire someone to clean up the trash around the area
Comment: And when winter comes, plow the parking lot to access the AGM
Jim Malloy, Town Manager: The whole reason this meeting is occurring, and is Friendly 40B, is because Lexington is over 10% by a little bit. Affordable housing means it is deed restricted forever. If 40B falls below 10%, restrictions fall away after 10 years (I think he said…) Current building built in 1970. Property/surrounds could be enhanced (with this project_) ... How small a project? If single family homes, duplexes, condos, none of those units would be affordable. Last thing: good sized properties are appealing to "by right" projects
TN: Lots of feedback tonight. Next convo will be more inclusive. Because so many people not here, hope to have more of neighborhood represented. Will stick around if there are more questions tonight.
(End of meeting ~ 9:00 PM)
