PEL LETTER - 10-17-15

0.47 MB·English

by  Town of Arlington Massachusetts

gist
P wassitovsine

Ovtaber 17, 2015

ansing Comparatian of Arlington
0 Academy Street

yoton, MA W244

Aru: Pamela Heller, Exootrive Direcror

Re: 20 Westminster Avenne, Arlingtou, MA
Prajeet Fligibility/Sice Appraval
‘MavsTTousing 1 #783

Dear Ms, Halter:

‘Ths lle 1s in vospom by Your upplivution Lev a Ueisauinaion of Prajeu: Eligibility Site
Approval) pursuant to Massachusetts Geel [sis Chapter 401 CCaapkes 40) 760 CHR,
Sh. tke” Regnlarions} and the Crmprenensive Permic Gicelines issued hy the Departnent
‘af Llatsung and Community Developenont i DIHCI" (the “Gaal ines” ard, willectively oith
(Cheptor 408 and the Kegnlatious. tat “Comprebens've Porrait tues"), maderths New bugland
Fend NEF" Program (the Prowrman”) of the Fedstal Horus Lean Back of Boston FHLB",

Housing Capemitiog of Artington he “Applicant ini‘ally submited am application sv
Massachusels Hotsing Partership (MIIP) purtusat to Chapter 403. Accordingly, MUP
eomreissioacd an ass appraisal, conductos aa initial site visit, and solicited comments fon the
tows, Due to a cheage in eject financing, the Apolicane wansfered its soplication -0
(MassHousing far review, ‘Ihe Prajcel will inchide 9 unils we rank aousing (10086 afordabie)
saul Tl be Ioestal off of Weamivsic: Avanie in Artinglon, MA (ihe “fumigialily™ oF the
“Tawa on 17,864 aya fet land iv an agca eumen dy orn Single Bacly Residiaiol. The
project will inde J handicap aacessble Units, fn accordance wil: the Conspvesensice Permit
ules, this ‘etter is intended to be a sinen determination nf Project Inigibility C'Site Approval”)
bby Massflasing setiog as Subsidizang Agoney mer the Guidelines iocfudiag Part ¥ thereol
‘Housing Programs La Which Funding is Provided By Otor Than S State Ageroy.”

(On July 28, 2015 MassHousing perlarmed 9m on-site inspectina sf he Site ara has reviewed Ibe
perfiient ie mation For the Project submiell hy he Appcont, dhe Meiicipliy std ens in
aneordance with the Compreieasive Permit Rules

Municipal Comments
Pursuant fo the Regcfalions the Maricipality sats given a ‘hity (81) day poriod, im which to
view the Site Approval upplicatian an submit eoavnents to MEP, Thue b a slighl reckon in
she props nite wlan (he reraovsl af parking’, the Tien wes kiven Bae pets ey cevibe ibs
comments. ‘The Tow ganorally supports che projeet aac. states that it is Yeonsisteat with the

The Toun's comments idevitied Ms following specific areas of

‘The Municipality commented thar the Site Plan does net shew trash ard dumpster
placement and states that the finel pian atould mect Alizaten Board of Ilealtrs
“Dumpster Regulations”

+The Muni

ity expressed vemsern about he lack ol parking Site

©The Murieipelity world ‘ke inormrin regarding the placemect of hesting/sooliaa
units 1 ensure sompliney iG Ineel one stab noise eninaceey

© Che Masisipalny is concerted abou “altinna slormoacer hare
infrastruc.”

MlassFlousing Determination amd Reeomumcadations
Mass eusing stall has deteriived tha she Pijecl appears yererally eli
soqgitomencs of he Program, subject 0 final review of eligibility and so Tinel Apprval, As «
:esult of our seview, we have made the ndings ss ecuired pursuant “9 760 CMR 56.0401) and
Ey kach such soding, wih supporting reesoning, 1s so. forth in inter derail in Araciieut 1
eis ipartand we nas hat Cinnpechonséve Perm uke lira, MasHousig fo these speck
Tindinge in urder tt determine Project Migibiliy. 1, here, MessFlousiuy ivsiey a delecmina‘ion
ot Project Llisibility, the Developer racy apply to the Zoning Bags al Appests ol the
Municipality fara comprenensive permit, Ac that me, local hoards. officials and mern'ent a
tho pubis are povided! che opportunity ty Facher eeviow ths Pmjeet ts further ensure eorplince
‘pith applicable stato aad local standants ax¢ vogulations

le anuler

Paved! cin Mussllnsing site anil design revieve, andl in “igh! food, reeeivod fiom the
Mumicipality and abuers the lollowing issues should be adrecsed in sour appiiention ty be
Zoning Board of Appea.s, and you should be propared to explore thean me lilly in the pubbis

howing process

# Deyelopinont ofthis Ste will ayuiy sorrpliqney ih ul sisi sand fedesul eavicorensatal
laws, eegulationa ard stnadarde applicable o existing conditions and ty the svopoted use
relaing to water cuality,sto=nvaier msragerent, wameweer reciment, and heros
waste safety, Lhe Applicant shauld oxacet shat lhe Muricipalty ill eanive evidence ot

woh complianes prior to he emacs of a auild’ng peeralt for the Penicel

©The Applivaml should e prepured sa discuss tans Tar snowe rarnav, the placement of
TeaLing and cooling ais, und storage of esainleance equipment

‘© lnc Applicant should consider propacing @ Landscaping plo af part athe rxaerials
subwoiied ig the ZBA Tor public hesring. Tamulscep'ng could be sod to ovide pelvacy
Tir the units well as serprsve 4 aver
‘MassHousing has reviewed the application for compliaace with che teewlvement a! 261-CMR.
6.00) relive to Application requireeaents, sad has determined thatthe aterials provided by
the Developer inthe application ase su Feient i ao sinesliznee

his Sic Approval is expressly Hmited to the develapraent of ne move than 9 reall unis sander
the teams of the Program, of which not Zess chan 100% of such unite shall ne

affordable for Inve ar rrocerats ineorae mcrsows or Hunilies a8 requitec| ueder the teem at tho
Guideliras. Tis ont evonmilment air gumnmtes «NEF floaceing snd daes not consttte a ste
pian or building desige: approval. Should you vonsiée:, privr Wp ubleiniag & smmprehens've
penuit, he use of any other housing subsidy pzouramn, the eomtrution of additional wits
reduction fn the size of te Site, you may he required 9 subinit a ieve Site Approval application
foc teviow by MassHousing. Shoukl you considet a change ir tehuve lype ora Ghee i Fueling
tspe er heiighl yor may be roquiced to submit a new site sppcoval application tor weview hy
Mase leasing

Hor guidance ov the comprcheasive Jpetinit review proves, yine 2 lvived in ccrsult he
‘Guidelines, Fuuther, we wigo vou to teview eavcfully wih legal counsel the MAGLI. 210
‘Comprchensfve Permax Regolations at 240 CMR 36.00.

‘Thin appeal will be effective fara peiad of ixy jens fry Lac dio of tals Letter. Socld the
Applicant nax apply fora vorapreticiive permit icin Cris peril shis lle skal be eomsiredl
to be expired and fo longer in effaxt nnless Mavslfouving extends Ihe olleuties period of this
leur in writing, In eddicion, the Applicanr is reqnited wo notily MugsHousiag whsr. the
{allowing sleps oour: () une Applicant applies ta the local AIA tor a Comprehensive Peat,
(2) ihe ZRA issues x decision aud (3) any appeals ace fle

Shull a conmprehenive permit he is. phase note chal grior to G) semmenesment ot
oasteuction of the Penscel or fii] issuunve o: 2 building perm, tke Applicary is eeqnized to
submit to MassHousing a request for [nal Approval v2 tre Project (ai ‘I muy have boom
omendedi in accotdmee with the Comprehcusive Pemait ules (622 especially 760 CMR
580407) and the Guidelines incuding, withow luvitation, Part U) thecal concerning
Alliemesive Vair Haus'ng Marketing andl Resiéen} Sclselion), Féaal Aparaval wll not be isuod
unless btassfleusing fs 2bie ts make Cre save Findings athe time of issuing Hiaal Appraeal as
reovited at Sie Approval

lease note that MassLlousing may not issue Final Approval if the Comprehensive Pertait
contains any conditions that are inconsistent with the reguiatnry requirements of the New
England Fuud Program of the FHLBU, for which Mussllausing serves as Subsidizing
Agency. 29 reflected in the applicable regulatory documents. In the interest of praviding for
um efficient review process snl in order t avoid the poteutial lapse af certain appeal rights,
the Applicant may wish ut submit 4 “final eraf" uf the Comprehensive Peraiit to
MassiJousing for review. Applicants whw avail dhemselves al this nppartanity niay avoid
siquificant procedural delays that cam resnit from the need ta seck modification of the
Comprehensive Permit aftcr its initial issmance.
Af you have any questic

3s coucwuing this letter, please coutast Jessica Maloolm st (6:7) 854+
1201.

Sirorely

Thomas R. Gleason
Trocutive Dircotor

Chrysral Kemogay, Uneorsccrcrary. DHCD
Adom Chupéelane, Taser Werner, Towen of Arlingian
Kevin #. Greeley. Chai, Nourd if Selectiner, Tov Antirglent
Attachment 1

760 CMI 50.4 Project Blisibifity: Other Responsibilities of Subsidizing Ageroy
Seotion if} ndings and Demainations

20 Westminster Avenue, Avlingtow, BLA # 783

Aficr review of the application, MasslTousing heteby mikes the Flowing
into acocunt iaforsation seecived during the site ¥

frag aa wihing
it and dom waiten ements:

(a) thatthe proposed Project npperss generally eligible under the requirements of the kowstag,
suehsily programs, sabjeetto final onproval guider 760 CHR $6.04(7):

‘The Pucjectis oliible under the NEF Aozsing subsitty program and at feast 25% ce unis wil
brs availble 1a houscho!ds earaing ator boo 80% of the “ea Medion Incamte, edad far
Inousehall sive, as ubliced hy the (8, Deparmen! af Heusiy and Urban Develooment
CHUD®, The most resent HUT insanre Bits stale th 886 of the current weiaw income

ar a Jour-persan ho seid in Adlington iv $69,700.

Proposed gross rents toro units serving households a 600s of AML are SX3 far an alTonakle
studio, 81.052 for a one-bedroom affoxéablé unic aul $1,163 for a 2p dedsoom aTordab?e unit
Toll below the mossenim aTnwble rents fay ae Bostor-Cambulge- Quincy BMA. Ioposc
Lilly al oars for shese units are ‘sed 6 those published hy Urs Afton Bouin

vib‘ and are $10, S14", and £88 revsectively.

Proposed gross ut levels for ths writs sorv-ng Louscholds at ~3U% ar <.50 ol AMM are
$31,316 lor one-hedroom, 62,643 for two-bedioou:, zac $2,071 for athnecsbodeooe: units
reflec'ry sllawble Pair Markel Rent (EMR) fer proposed rvatal units with Section §
Centiticales. Proysistl uilitynlesmces Fr these nits eed om Tse publisher! by the
Aclington Flousizg Alby and ure $50, $65, und $R2 nepeetively

A lor of interest relative “0 Project firsncing was roviged by Deoolcine Bek a men: yor bunk
‘of lbs Fesora) Heme Loon Sant of Hosen.

(8) thatthe site of the proposed Project is genceatly appropriate for residential development,
aking into consideration information provided by the Mnicipality or other parties regarding
municipal ction previously taken to meet affordable linusineg needs, suck as incksionare
zoning, mutifarmiy districts adopted under c40s, and overlay districts adopted under ¢40R,
{stich jinaing, with supporting reasoning, to he se forth in reasonable detail);

Accuning to DIICD"s Chapler40 Subsidized Mousing menlory (SHD, updated tron
Decesner 5, 2014, ArTinlen has 1,121 Subsidiced Thusing Inventory (ST1F enits 6% of ts
housirg inventosy), which is 867 SLUT units shy ofthe 102% SH dred d

‘A song reed dor the proposed afvordable units is ther demonstrated by the large nuriber of
low-aad medvrals-ineome persons in Ube inmate arca; the 2013 American Camemity
Sureey (ACS inti
‘anproi nately 37
0% AMI

ys. of Aulingtor, can loss than 803% AMI
AMT, and anprecimagcly 272% cxeed less thar

sed on MassHousing sia site mspoetions. jotemat aiscussions, ant athonvagh sevieve of tre
pgldastion, VbawsHoceany fins ly ts Shi jse¥lable for residenal ge end develonenent aa
that such use would be wornjwlible with surrounding wes, The Sive is silawal om Westmins!or
Aveome, which isa residential area charecterizad by single amily hermes. The searounding
reighborhood, knawn ax Arlington Ileighss, hax commercial, ice, and inainaicmal uses
located along Massechasetts Avenue and predomniantls residecial aes along aliore sree.
Massachusetts Aveave offers public tenspoitaioa aad has many ‘nea. cmon ard businesses
ands loculel 2vniles Irom ‘he whjoct groper, The asjom property is also socessfble to Rue
2. which is unprosimately 2 mires uieus. Hives including smvory sewer, publie-warer, naar
gas and cleoticity appens Ur he available subject Ww uppropriue reviews ara mignon,

{) that the concepnadl project design i gemencily appropriate fr He ste om which fi
ecard, taking into consideration facts that muy intvde proposed use, coneaptuel ste plan
sad huiting massing, topography. eonironmenta resources, aud tnregration ito exiting
‘evelopmaem parterns (usc ining, witk appari reasoning. be Set forth fn reasoneble
etal

Relationship te Adjacent Huilding Typology fineluding building massing,
aud architectural details)

The builing sons ovigially Quill nev cl-eh iy tke 1950s, The strnstuce is brlek masowey
onstruction wih Thndstane arehiieuivrat slesiiny, Strraumding buildings mclede a church 9
lovwrie anictnent building, and lawedensity commercial develrpnieal, Opposite Ihe
anteescetion and duscelly adjacontw the arte it an established neigh wsed oF ine nd 33
family homes ou tested stects

arrangument,

Relatiouship to ndjacent stecete/lntogention inte existing develop
‘The exiting hulling i lca etween Wesisiner Avene ud |

nt patteras

Stoct ara G way
Intersuetion, The proposed adaptive nue ol the existing straclure ie wormpaaks wth aiawemt
sueets and development parterns,

Density
Ths Project will have a ross donsity of 2
appropri for mu't-farily develappmert

nits per acre. The proposed Project ccasity

Comeeptual Site Flan
The tullding Postpeant occupies nos: of he Sito, W isa two and hal story bloke nl sax"
bileing wita a flat oo? and a wooden deck aff of the second flan. MadifTeatans the Pking
setion a limited 9 tho addition ef severe] new wincewr openings as eequired 1 meat ede
‘Ths Apptiagnl inlends in egnver! re s'lling Fa 9 alors rer boring mats; three af tae
vit Il he hanufeap acessible. The p-ypose Site Plan inser thy namoval of sevetal

coviting features, inebading a ply seee:ate, while inleadacing Fuck com, eras Bek ies ad
laoxiscaping.
Kavironmentat Resources
Favirum2ull easoucuuy wero a0 a Seer i he Bile Plan snd pus
poogosed renovation.

no inzaeimtent te the

Topmgraphy

‘Ths mroperty slopes dewusvarl fom Westminstar Avene, the fzoat elevation to Lenwell Stree.
Ase rest, he exisbig builcing is 1 story at Westminster Aveane aud 3 stories ex Lowell Suet.
Tapeyraphy is aol Tinting ‘slo i Ue 3ecqwsed redevelopment of te existing struc

(i that che proposal Project appears finwncially feasible within the using market in whieh
rill be situated (based on comparable rentals ir sales figuresys

‘The Applicant proposes 9 rental spartmenls units, a sortion at whied will bs financed der the
NEP Pregeam

‘sisal opsiny ating Diviclon (AkdMD condotes a preliminary analysis
showing tay Us demand for markct-ate and affordable eemal apartments inthe afee Pad
‘Seponded over the pat five yor, Ris, nc ‘adisates thar benvooe 201% atsi Q2 215, 2.48)
units (apps, 2.01 94. avg.) wore ad tothe sabmarket's investoey. Hewovsr. thin ace by
rectal re Sow Aelwee 2 9015 and yexrand 2019 Ge 1.864 malts oc LAM. a2.)

As the atca’s supply of renal urs coninues to yrs, Reis, Ine. data ilies Ul dh
sbmarkee’s vacancy rate Eas'vll grow as weil. ikcreasing Tiga 4.8% in 2070 to 6.5% i
2015. and subsequently profeoted o increesc to 8.4% ia 2019, However, this iemase in supply
and vuesmey ves n01 appear to Fave closed dhe rows in offoetive rents, as they bave ineseaved
Traea $1414 in 2010 4a 81,614 (14% fy Q2 2015. Ta fuel, Res, fre. rmjeuis he sbmanker's
effective rencs to inerense 4 $1,864 (18.503) by 2019,

tw general, acepaney keels inthe arsa have boon sable, itor nerensing, aver the ast 2-3
sa. Fiwsorey dla is snailsinle for ibs developments reviewed (app, 1,800 nts, ranged
beta 1% and 6%, eath a weighted average rato of apis, 2.9, ‘his rate differs signilicantly
‘with Q2 Ress, tne, dt Fr the utara evidence a 9.0%

(6) that um initial pro furma has been voviewel, including a land valuation determination
consistent with the Departments Guidelines, atu she Prnject appears flaanciully feasible and
consistent with tke Department’: Guidelines for Cast Reaminatin and asitasions at Profits
and Distrbations (if applicable) on the basit of estimated development cw;

The “Ao approval commissioned! hy Mawae'nsaize Vowsing Parinctship indicates a land
ealuution of $370,000, Based un a teview hy MassHousing, dhe Apatieant’s pro fier appoats
to be Fancially feasible ane within the lisitacions on geofits and distributions
that the Applicant is a public agency, a nonprofit organization, or a Limited Dividend
Ongwization, aad if nacets the gen eligibility stacalards 1 the hausieg progenies and

‘Tre Applieast sa non-profit organization and mests the peneral elipibility standards of tha RU
housing subside pragramn,