HomeMy WebLinkAbout 076-11 Nantucket Housing Authority
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
SoR-~~~-0296.... E-Mail:...
Owner's name(s): Nantucket Housing Authority
Mailing address:. 3 Manta Drive, Nantucket, MA 02554
Phone Number'
File No. (~G' ~I
Applicant's name(s): Housing Assistance Corporation and Nantucket Housing Authority
Mailing Address: 460 West Main Street, Hyannis, MA 02601
Phone Number: 508-778-7535 E-Mail: Ggauthier@haconcapecod.org
Locus Address: Surfside Road Assessor's Map/Parcel: 67/513
Land Court Plan/Plan Book & Page/Plan File No.:
Deed Reference/Certificate of Tide: 233/26 Zoning District LUG-2
Uses on Lot- Commercial: None. X Yes (describe)
Residential: Number of dwellings 40 Duplex
Date of Structure(s): all pre-date 7/72 or
Building Permit Numbers:
Previous Zoning Board Application Numbers:
Apartments
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Print Form
State below or attach a separate addendum of specific special permits or variance relief applying for:
See attached.
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE: ~`6~~., ~ppp ~ ,,~ Owner*
SIGNATURE: ~, ~ Applicant/Attorney/Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:_ / /_ By: Complete: Need Copies:
Filed with Town Clerk:_/_/_ Planning Board:_/_/_ Building Dept.:_/_/_ By:_
Fee deposited with Town Treasurer:_/_/_ By:_ Waiver requested:
Granted: / / 'Hearing notice posted with Town Clerk:_/_/ Mailed:_/_/
I&M / % & /_/_ Hearing(s) held on:_/ / Opened on :_/_/_
Continued to: / /_ Withdrawn:_/_/_ Decision Due By:_/_/_
Made:_/_/_ Filed w/Town Clerk:_/ /_ Mailed:_/ /
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Law Office of Singer & Singer, LLC
26 Upper County Road
P. O. Box 67
Dennisport, Massachusetts 02639
Andrew L. Singer
Jonathon D. Idman
Myer R. Singer
Of Counsel
Town of Nantucket
Zoning Board of Appeals
Comprehensive Permit Application
Applicant: Housing Assistance Corporation and Nantucket Housing Authority
Property: 9.12 acres on Surfside Road at South Shore Drive, Nantucket
Proiect Narrative
Tel: (508) 398-2221
Fax: (508) 398-1568
www.singer-law.com
Housing Assistance Corporation ["HAC"] was selected by the Nantucket Housing
Authority ["NHA"] in a public Request for Proposals process to develop single-family homes on
individual lots in a new subdivision to be created on land that is currently-owned by the NHA on
Surfside Road between Miacomet Road and South Shore Drive ["Property"]. All of the 40
proposed homes will be deed-restricted as affordable for families earning between 60% and
150% of the Area Median Income ["AMI"], and of these, at least 25% of the homes will be
affordable to households earning 80% or less of AMI. Four of the homes will be built by the
Nantucket Chapter of Habitat for Humanity on land to-be-donated to them by the Applicants.
The Sachem's Path development is being proposed in response to a critical need for
affordable housing on Nantucket, a need identified explicitly as a priority core value and action
item in the Nantucket Master Plan (Apri16, 2009). The Nantucket Community Development
Strategy (FY 2010) establishes a Community Development Plan focused "...exclusively on
housing as being one of the most critical issues facing Nantucket." One of the methods of
addressing this need as set forth in the Strategy is to "creat[e] new affordable housing starts
through 40B development,...." The Property was originally donated to the NHA by the Town
and confirmed in a Town Meeting vote in 1984, for the purpose of creating affordable housing,
and is so referenced for the purpose of constructing such housing in the Nantucket Affordable
Housing Production Plan (August 2009), and has been further generously supported financially
by the Town through the CPA.
This new community has been carefully designed with input from the Nantucket Planning
Board, Nantucket Historic District Commission, and other members of the community, including
the Fire Chief, neighbors, possible owners, an on-island architect, and recent affordable home
buyers. The building massing is focused on the small scale and neighborhood style of traditional
Nantucket housing. Nestled into an empty spot among more established neighborhoods, the new
houses have been designed to blend with existing styles. Shingle-clad with gabled asphalt roofs,
simple porches, and classic trim details, these compact two-story homes will look and feel like
Nantucket. The neighborhood will consist of a mix of local building designs, thus being neither
a cookie-cutter development nor a random collection of unrelated structures.
The Property is a 9.12-acre parcel located at the southwestern corner of Surfside Road
and South Shore Drive (Assessor Map 67, Parce1513). The site is currently undeveloped and is
vegetated with trees and shrubs, with an open area in the central portion with low-growing
shrubs, grasses, and herbaceous species. Hooper Farm Road is located across Surfside Road
from the Property. A utility right of way bisects the site, extending south from Hooper Farm
Road. The Property is bounded by Town-owned lands to the north, residential properties to the
northwest, and privately-owned, undeveloped land to the southwest. The Property is located in
the Limited Use General 2 (LUG-2) District. The Surfside Bike Path is located on Surfside Road
along the eastern Property boundary. The closest buildings are residences to the west and east
across Surfside Road. There are no wetlands on the Property nor within 100 ft. of the proposed
development. The project site is relatively close to the downtown commercial center of
Nantucket, and is within the service area for public infrastructure, including public water supply,
public wastewater collection and treatment, and public transportation.
Sachem's Path will be constructed in phases. Phase 1 will include roadway and
infrastructure construction and approximately 20 homes in the central roadway loop as shown on
the site plan. The remaining homes will be developed subsequently in a later phase(s), largely
driven by the pace of market absorption and demand for the homes. While the exact unit mix
(size and style) has not been finally determined and is proposed to be so finally determined
during construction and marketing, the first phase will include one-, two-, and three-bedroom
homes. All of the homes will provide fee simple ownership and be deed restricted in perpetuity.
Home prices are estimated to be between $120,000 and $450,000. Space for amenities (whether
that be a playing field, playground or other item desired by the homeowners) has been provided
on the site. Primary egress has been located on the inside of the curve, across from an existing
road to maximize visibility and minimize disruption along Surfside Road. Based on discussions
with the Fire Chief, there will be an emergency egress with a breakaway gate along South Shore
Drive. While normal vehicular traffic on this emergency egress is not feasible, the Applicants
propose to provide pedestrian and bike access along the emergency route for easy access to the
nearby bus stop and the bike path.
The buildings will be Energy-Star Tier III standard including third party building
envelope testing. High-performance exterior wall and roof assemblies are proposed to reduce
heating. The proposed building materials will contain a high degree of recycled content and
durability. Low VOC materials will be used and mechanical ventilation will be provided.
Energy-efficient heating and hot water systems that rely on electricity in anticipation of future
solar installations have been selected in lieu of propane gas and oil. All of the homes are being
designed with egress windows in the basements so that homeowners can develop that space
according to their respective needs and desires. Such possibility is incorporated into wastewater
flow calculations.
The proposal has been designed to preserve and protect the sewer line easement that runs
through a portion of the Property. Wastewater disposal will be provided via the public sewer.
Potable water will be provided by the public water supply system, connecting to the existing
water main on Norquarta Drive. Both the Wannacomet Water Company and the Nantucket
Department of Public Works (DPW), which manages the sewer system, have been consulted and
have noted that there is sufficient sewer and water capacity to serve this proposed project. No
off-site upgrades to local street or water or sewer infrastructure are needed to service the
location.
Each house lot will be provided with two off-street parking spaces. Guest spaces will be
provided. Parking areas and driveways will be constructed of an aggregate material such as
crushed shells or stone to improve the aesthetics and reduce impervious areas. The site design
incorporates natural Low Impact Development (LID) practices such as vegetated swales,
bioretention areas planted with native plantings, and underground recharge chambers. The
stormwater management plan is designed in accordance with the MA Stormwater Management
Policy and the applicable criteria within the Nantucket Subdivision Rules and Regulations and
the Zoning By-Law. The landscape design objective for the proposed development will be to
enhance the built environment through the creation of a sustainable landscape that blends into the
site's natural surroundings. The overall design will emphasize the use of low maintenance,
native plantings and strive to integrate the proposed development's needs into the site's
surrounding environment. In addition, the site will be developed with an eye toward balancing
shared green space with private space for each homeowner.
The Applicants have been working closely with Massachusetts Natural Heritage and
Endangered Species Program (NHESP) to protect rare and protected species on the site. 25 ft.
and 50 ft. perimeter buffers have been respectively incorporated into the site design and an area
of approximatelyl.2 acres is proposed to be set aside under a Conservation Restriction at the
northernmost portion of the property, where the greatest concentration of rare plant species was
identified. That area will also serve as a buffer for the adjacent Miacomet Indian Burial Ground,
owned by the Town of Nantucket. In addition, most of a 15-acre off-site parcel of land
earmarked for the construction of affordable housing and owned by the NHA on Tom Nevers
Road will also be permanently protected by way of a Conservation Restriction as part of the
Sachem's Path proposal in order to preserve similar habitat.
The Applicants respectfully submit that the proposal is consistent with local needs and
will not have a material, detrimental effect on the character of the neighborhood or the Town; to
the contrary, the proposed Sachem's Path development will have a significant beneficial effect.
Law Office of Singer & Singer, LLC
26 Upper County Road
P. O. Box 67
Dennisport, Massachusetts 02639
Andrew L. Singer
Jonathon D. Idman
Myer R. Singer
Of Counsel
Town of Nantucket
Zoning Board of Appeals
Comprehensive Permit Petition
Co-Petitioners:
Property:
Tel: (508) 398-2221
Fax: (508) 398-1568
www.singer-law.com
Housing Assistance Corporation and Nantucket Housing Authority
9.12 acres on Surfside Road at South Shore Drive, Nantucket
Waivers from Local Requirements and Regulations
The Petitioners seek waivers to the extent the Board determines necessary from the following
local requirements and regulations:
Nantucket Zoning By-Law:
A. § 139-8(A), (B), (C), and (D) and subsections thereof (cluster development; major
residential development special permit; Nantucket Housing Needs Program;
secondary residential lots for year-round residents), including without limitation,
Planning Board use and subdivision special permit(s); dimensional requirements
(minimum tract area, open land, lot size, one house/lot size, frontage, and
front/side/rear setbacks); building envelopes; 50 ft. buffer of permanently
protected and undisturbed open land; number of building lots; and landscaping;
B. § 139-12(B)(2)(S) and (B)(3)(a) -referral to Nantucket Water Commission;
C. § 139-16(A) -table of intensity regulations;
D. § 139-16(D) -regularity formula;
E. § 139-20.1 -driveway access provisions;
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F. § 139-23 -site plan review;
G. § 139-26.C(1) -submission of a Certificate of Appropriateness from the Historic
District Commission;
H. § 139-26.C(2) -submission of a sewer connection permit from the Department of
Public Works in connection with building permit applications;
I. § 139-28(A)(3) and (B)(2) -written certifications from Historic District
Commission;
J. § 139-30 -special permit provisions; and
K. § 139-32 -variance provisions;
Planning Board Rules and Regulations Governing the Subdivision of Land:
A. §2.05 and 2.06 -submission of preliminary and definitive plans;
B. §2.06f -performance guarantee;
C. §2.06k -inspection of improvements and escrow funds;
D. §2.06n -roadway maintenance trust fund;
E. §3.01 - zoning compliance;
F. §4.03a( 1) -street and pavement width standards;
G. §4.03e -minimum street design standards (right-of--way and pavement widths);
H. §4.04b -turning "T" layout at dead-end street;
I. §4.06b -storm drainage;
J. §4.07 - easements;
K. §4.09 - shoulders;
L. §4.16 - landscape plan;
M. §4.17 - fire alarm;
N. §4.18 - sidewalks;
O. §4.19 - perimeter bicycle path;
P. §4.20 - street lights;
Q. §4.22 - curbing and berms; and
R. §4.24 - driveway aprons;
Historic District Commission:
A. All requirements for submission of plans and materials to the Nantucket Historic
District Commission;
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4. Sewers and Wastewater Facilities:
A. § 120-1 -sewer connection and sewer privilege charges and assessments;
B. § 120-6 -sewer privilege charges; and
C. Town by-law or regulation relative to local decision-making with regard to
connection to the Town sewer system; and
Fees and Security:
A. Other requirements to post a bond, cash, covenant or other security in connection
with the construction of the proposed infrastructure improvements; and
B. Water connection fees.
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Law Office of Singer & Singer, LLC
26 Upper County Road
P. O. Box 67
Dennisport, Massachusetts 02639
Andrew L. Singer
Jonathon D. Idman
Myer R. Singer
Of Counsel
October 11, 2011
Via Hand Delivery
Mr. John B. Brescher
Nantucket ZBA Administrator
Nantucket Planning Office
Two Fairgrounds Road
Nantucket, MA 02554
Re: Petition for Comprehensive Permit (Sachem's Path)
9.12 acres on Surfside Road at South Shore Drive, Nantucket
Dear Mr. Brescher:
Tel: (508) 398-2221
Fax: (508) 398-1568
www.singer-law.com
Enclosed for filing on behalf of the co-Petitioners, Housing Assistance Corporation and
Nantucket Housing Authority, are the following materials in connection with the above proposal:
Petition Form, including Project Description/Narrative and Request for Waivers;
2. MassHousing Project Eligibility Letter, dated October 11, 2011;
3. Copy of Owner's Deed (Nantucket Housing Authority);
4. $300.00 check representing the Board of Appeals' filing fee; and
Proposed Site and Building Plan Set, including existing and proposed conditions,
landscaping, wastewater, utilities, grading, and selected elevations and floor plans.
We look forward to meeting with the Board to discuss the proposal in snore detail. Thank
you in advance for your consideration of the Petitioners' proposal.
Very truly yours,
~,~ ~. 5°~
Andrew L. Singer
ALS/a
Enclosures
cc: Housing Assistance Corporation
Nantucket Housing Authority
AUTHORIZATION
I, ~ ~;~,~ ~~ ~ _,~L ~~ ~ -.;~~~ ~ - President/CEO of the Housing
Assistance Corporation, hereby authorize Andrew L. Singer, Esquire, or any other
attorney in the Law Office of Singer & Singer, LLC, of Dennisport, Massachusetts, to
represent the Housing Assistance Corporation, to do all things necessary with respect to
the ZBA application, including but not limited to, the signing of said application filed on
its behalf to the Town of Nantucket, or any Department, Board or Committee thereof, or
any documents required in connection with the 7BA filing, for the property located at
Surfside Road, Nantucket County, Massachusetts.
EXECUTED as a sealed instrument this 12th day of October, 2011.
-- ~_~- ~)
Name Tile
T, Rezzee Ceely, Executive I~rcctar afthe Na~itczcket i:Iv~isznG Autl3art~=, he~~et~y ai~tharize
giadre~v L. Singer, Esquire:; ax az-zy atl-sex-atfiarney in the La~j C)ffice af`Singer ~ Singer, LLB, of
I~ezz~ispart, S~-~assach:~setts, to represent the Itianfiucket ~~azzsiz~g r~.uthority, to dq all_tl~u~gs
iiecessax, z~~itl~ aspect to aF3y ap~licatian(s), ineludi.ng l~z~t not li~nifed ta, the aigrzng ai` any
a~plcatiai ~Z.~ed aii its l~~half tti tl~e Tai~-zz of l~Tantucket, cir any l~epart~ezit; ward t~~: Caz~mttee
thereat, ~x any dacunzents re~zzixed in, c~nneetiorz wiLli any such filinb; for the pz'ope~y lacated at
Strfs.ide 1~aad;l~lantucket County, `~assacl~usetts.
E~~~CtJTEI:~ as a sealed ~stru~x~eut this ~ ~ ~'• .day of ~Jctal7er, 2U 11.
'
p1J S1N G '.
1Vi Assam
Massachusetts Housing Finance Agency
MA 02108 ~
One Beacon Street, Boston,
TE~:617.854.1000 ~ Fpx:617.854.1091
VP: 866.758.1435' vw~w_masshousln9.conr
i.
October 11, 2011
NantuclcetHousing Authority
3 Manta Drive 02544-4442
Nantucket, M~''
Attention. Ms• Renee Ceely
housing Assistance Corp.
460 West Mar 02601 t
Hyannis, MA Frederic B. Presbrey
Attention: M
Re: Sachem's path
Nantucket, MA
ibility (Site ApPTO`'al) Application
PE-~ 14
Project Elig
ibility (Site
and Mr. Presbrey: °f Priaj 760 CMR 56 (the
Dear Ms• Ceely a determination
our application for Chapter 40B, the :programs )~
onse toy General Laws_ collectively,
This letter is in respto Massachusetts lograrns (
loyal) pursuant °' under the following P envy (`'Masshousing"')
App Finance Ag
"Comprehensive Permit Rules e Loan Bank of Boston.
assachusetts Housing
of the M of the Federal Hom
Housing Starts PrograNEF")Program tel 9 acres of
New England Fund (`~ ect'') on aPproxima y
units (the "proj »
°lneownership the =`Municipality )•
osal is to build 49 h the "Site") inNantucket ( Site ApPro`''al) in
The p1Op on Surfside Drip e ( ect Eligibility ( a subsidizing
determination of prO~ ~ndability by
land located written establishing
ides, rogram. To the extent that oTObJe°a
intended to be a permit R
This letter is Comprehensive housing subsidy p also intended
with the Ep), this letter > acting as Subsidizing
accordance low- and moderate-inc°lne lvlasshousing uidelines (the
agency under a governmental entity (N ermit G
rovided by a non-r, "Site ApprOVal") by rehensive p
funding is p ect Eligibility ( under the Comp Development.
ination of p1O~ inistrator) g and COmnzunity
determ ~:project Adm ent of Housing,
gency (formerly, the Departm
A~ ~° issued by
"Guidelines) •
Thomas R. Gleason, Execu Di~eD o~ct
Robert M. Ruzzo, Deputy
Ronald A. Homer, G~°Ce Chair ~~I
Governor `! Michael 1. Dirrane,
peval L Pam Lt. Governor ';
Timothy P. Murray,
Sachem's Path
Nantucket, MA
PE-514
Page 2
MassHousing staff has performed an on-site inspection of the Site, which local officials were
invited to attend, and reviewed the pertinent information for the Project submitted by the
applicant, the Municipality and others in accordance with the Comprehensive Permit Rules and
the Guidelines. As a result of our review, we have made the following findings: (1) the site of
the proposed Project is generally appropriate for residential development, taking into
consideration information provided by the Municipality regarding actions previously taken to
meet affordable housing needs; (2) the conceptual project design is generally appropriate for the
site on which it is located; (3) the proposed Project appears financially feasible within the
housing market in which it will be situated (based on comparable sales figures}; (4) an initial pro
forma, including a land valuation consistent with DHCD Guidelines, has been reviewed and the
Project appears financially feasible on the basis of estimated development costs; (5) the applicant
would be eligible to apply as a limited dividend organization in connection with an application
for financing under the Programs, and meets the general eligibility standards of the Programs; (6)
the applicant controls the site. Each such finding, with supporting reasoning, is set forth in
further detail on Attachment 1 hereto.
Staff has also determined that the Project appears generally eligible under the requirements of the
Programs, subject to final review of eligibility and to final approval. These requirements include
the following:
The applicant must offer a minimum of 25% of the units for sale to households earning
no more than 80% of the area median income, adjusted for household size, as published
by the U.S. Department of Housing and Urban Development (HUD). The most recent
HUD income limits indicate that 80% of the current median family income fora 4-person
household for the Municipality is $78,500. Note, however, that in order to attract a
sufficient number of qualified buyers for the affordable units, the initial maximum sales
price for the affordable units will be calculated by MassHousing to enable a household
earning not more than 70% of area median income of an appropriate size household
(appropriate size equals number of bedrooms in the unit plus one) to qualify to purchase
the unit under generally accepted mortgage loan underwriting standards.
2. An Affordable Housing Restriction. ensuring the units remain affordable to future buyers
in perpetuity will govern the affordable units.
3. The applicant must be a limited dividend organization and agree to limit the profit on the
development to not more than 20% of the project's total development costs as determined
by MassHousing.
4. The applicant must comply with the Land Value Policy, described in section IV(B)(1) of
the Guidelines.
Sachem's Path
Nantucket, MA
PE-514
Page 3
5. The applicant must enter into a Regulatory Agreement with MassHousing stating specific
requirements, which must be met to comply with the applicable Program, the
Comprehensive Permit Rules and Guidelines.
In order to satisfy the Program requirements, financing for the Project must originate
from a subsidizing lender such as MassHousing or a bank that is a member of the Federal
Home Loan Bank of Boston ("FHLBB"). Should you choose to finance the Project
through a member bank of the FHLBB, a minimum of 25 percent of the construction
financing must be obtained from the NEF program. Evidence of financing for the Project
must be provided during your request to MassHousing for Final Approval. The
Regulatory Agreement shall provide that any transfer of all or a portion of the NEF
lender's interest (including participations or sale of servicing rights) during the entire
term of the construction financing shall be subject to the approval of the Project
Administrator.
7. The Project must comply with the Commonwealth's Sustainable Development Principles
(formerly implemented by MassHousing by its use of the Smart Growth Criteria).
Based on MassHousing's site and design review, and its review and consideration of comments
received from the Municipality, the following issues should be addressed in your application to
the Zoning Board of Appeals ("ZBA") for a comprehensive permit and fully explored in the
public hearing process:
1. Compliance with all statutory and regulatory restrictions and conditions relating to
protection of drainage, wetlands, vernal pools and wildlife habitats and nearby conservation
areas, if applicable to this Site. You should provide evidence of such compliance prior to
the issuance of the building permit for the Project.
2. All dwellings must. be connected to Town water and sewer. You should provide evidence
of such compliance prior to the issuance of the building permit for the Project.
3. The Municipality has some concern regarding the impact of increased traffic on area roads
and neighborhoods, particularly with the Nantucket Public Schools being located
approximately one mile from the site. Additionally, the Municipality expressed concern
regarding the public egress from the development, specifically where and how roadways
and pedestrian paths will be located. You have indicated that you are prepared to provide
pedestrian and bike access along the emergency route for easy access to the bus stop and
bike path that is adjacent. to the site. In addition, you have indicated a willingness to work
with. the Municipality regarding any outstanding traffic issues during the public hearing.
4. The Municipality is concerned with the parking needs of the future residents of the
development. You have indicated that each home will. have at least two parking spaces as
Sachem's Path
Nantucket, MA
PE-514
Page 4
well as additional guest parking designated throughout the site. Please be prepared to
discuss this issue with local officials during the public hearing.
The Municipality is concerned with a public sewer line that runs through the site. They
insist that precautions and protections must be in place to protect that line, which is a
critical connection to the Surfside Wastewater Treatment Facility. You agree that it is very
important to maintain the integrity of the existing sewer line easement. Further, you
indicated that no structures will be built on the existing sewer line easement. Please be
prepared to discuss with local officials during the public hearing.
6. The Municipality requests that you provide more information regarding the financing of the
project and the process planned for identifying potential affordable buyers. In addition, the
Municipality would like more information regarding what further public resources are
intended to be committed to the project. Please be prepared to discuss these issues with
local officials during the public hearing.
7. The Nantucket Historic District Commission expressed concern regarding the dwelling
size, design and spacing. They request that you employ adequate restrictions on occupancy,
particularly with respect to conversions of non-habitable space to bedroom space. Please be
prepared to discuss this issue with local officials during the public hearing.
8. The Municipality recommends that you build a playground and/or other family amenity for
future residents to enjoy. Please be prepared to discuss this issue with local. officials during
the public hearing.
This approval is expressly limited to the development of no more than 49 homeownership units
under the terms of either of the Programs, with all 49 units restricted as affordable
homeownership units for low- and moderate-income persons or families earning between 65%
and 150% of Area Median Income, and which of at least 13 units (25%) meeting the
requirements of the Housing Starts Program or the Guidelines, as applicable. It is not a
commitment or guarantee of MassHousing or NEF financing and does not constitute a site plan
or building design approval. Should you consider the use of any other housing subsidy programs
or the construction. of additional units, you will be required to submit a new Project Eligibility
(Site Approval) application for review by MassHousing.
This approval will be effective for a period of two years from the date of this letter. Should the
applicant not apply for a comprehensive permit within this period or should MassHousing not
extend the effective period of this letter in writing, the letter shall be considered to have expired
and no longer be in effect. In addition, we are requiring that MassHousing be notified at the
following times throughout this two year period: (1) when the applicant applies to the local ZBA
for a comprehensive permit, (2) when the ZBA issues a decision, and if applicable, (3) when any
appeals are filed.
Sachem's Path
Nantucket, MA
PE-514
Page ~
Please note that, should a comprehensive permit be issued, prior to construction the developer
shall submit to MassHousing a request for Final Approval of the Project, as it may have been
amended, in accordance with the Comprehensive Permit Rules (760 CMR 56.04(7)). Final
Approval will not be issued Lidless MassHousing is able to make the same findings as required at
site approval at the time of issuing Final Approval.
Further Opportuzzities for Assistance from HassHousizz~: Please note that MassHousing
may not be able to issue Final Approval if the comprehensive permit contains any
conditions that are inconsistent with the regulatory requirements of the applicable housing
subsidy program (MassHousing's Housing Starts Program or the New England Fund of
the FHLBB, for which MassHousing serves as Project Administrator), as reflected in the
applicable regulatory documents (see wv«v.masshousing.com for forms). Without
limitation, we note that if the Comprehensive Permit will contain any local preference
conditions, the Guidelines require that the community demonstrate that a local preference
is needed and can be implemented in a way that will not have a disparate impact on
protected classes. In the interest of providing for an efficient review process and in order to
avoid the potential lapse of certain appeal rights, the applicant may wish to submit a "final
draft" of the comprehensive permit to MassHousing for review. Applicants who avail
themselves of this opportunity may avoid significant procedural delays that can result from
the need to seek modification of the comprehensive permit after its initial issuance.
Notice Regarding Monitoring Agent: Under current procedures, MassHousing intends to
delegate responsibility for monitoring compliance with the minimum affordability requirement to
an entity MassHousing deems qualified to perform the services required. Please contact
MassHousing to discuss the selection of a Monitoring Agent.
If you have any questions concerning this letter, please contact Michael Busby at 617-854-1219
or Greg Watson at 617-854-1880.
Sincerely,
~~~ ~~~
Thomas R. Gleason
Executive Director
cc: Mr. Steven Carvalho, Acting Undersecretary, Department of Housing and Community
Development
Mr. Rick Atherton, Chairman, Nantucket Board of Selectmen
Ms. C. Elizabeth Gibson, Nantucket Town & County Manager
Mr. Edward Toole, Chairman, Nantucket Zoning Board of Appeals
Sachem's Path
Nantucket, MA
PE-514
Page 6
Attachment 1.
760 CMR 56.04 Project Eligibility: Other Responsibilities of Subsidizing Agency
Section (4) Findings in Determination
Sachem's Path, Nantucket, MA PE-514
After the close of a 30-day review period and extension, if any, MassHousing hereby makes the
following findings, based upon its review of the application, and taking into account information
received during the site visit and from written comments:
(a) MassHousing finds that the proposed Project appears generally eligible under the
requirements of the housing subsidy program, subject to final approval under 760 CMR
56.04(7);
The Project is eligible under the NEF housing subsidy program and provides 25% oflow-income
units for households earning at or below 80% of the Area Median Income.
(b) MassHousing finds that the site of the proposed Project is generally appropriate for
residential development, taking into cozsideration information provided by the
municipality or other parties regarding mzmicipal actions previously taken to meet
affordable housing needs, such as inclusionary zoning, multifamily districts adopted under
c.40A, and overlay districts adopted under c.40R, (such finduzg, with supporting
reasoning, to beset forth in reasonable detail);
Nantucket does not have a DHCD Certified Housing Production Plan. Nantucket. has 122
Subsidized Housing Inventory (SHI) units (2.5 % of its housing inventory) and needs an
additional 367 SHI units to meet the 10% SHI threshold for 40B developments. The Town of
Nantucket is generally supportive of the proposed project as the location, density and design of
the project are consistent with their Housing Production Plan.
(c) MassHousing finds that the conceptual project design is generally appropriate for the site
on which it is located, taking into consideration factors that may include proposed use,
conceptual site plan and building massing, topography, environmental resources, and
integration into existing development patterns (sucli fzndizzg, with supporting reasoning, to be
set forth in reasonable detail);
Relationship to adjacent building typology
The developer has proposed 49 single fainiIy homes. Each home will be on its own lot. The
height, bulk and scale, will. be quite similar to what has been built elsewhere in the town of
Sachem's Path.
Nantucket, MA
PE-514
Page 7
Nantucket. The proposed building height will be less than 35 feet, which is similar to that of the
surrounding homes.
Building Massing
The homes at Sachem's Path will be modest, super energy efficient, simple homes that will be
affordable to heat and easy to maintain. The building massing is focused on the small scale and
neighborhood style of traditional Nantucket housing. The development will be nestled among
snore established neighborhoods and the homes have been designed to blend with the existing
styles.
Relationship to adjacent streets/Integration into existing development patterns
The surrounding development patterns are mostly single family homes on modest sized lots. At
the rear of the site are several affordable housing developments including state and federal
supported housing. The vast majority of these homes built nearby are modest single family and
duplex style homes.
Density
The applicant proposes to build 49 homes on 9.12 acres, 6.5 buildable acres. The resulting
density is 7.5 units per buildable acre.
Site Plan
The Sachem's Path development has been carefully designed with input from members of the
community, including the fire chief, possible owners, neighbors, on-island architect and recent
affordable home buyers. The building design will follow carefully crafted home designs that
integrate each home with the next. The shingle clad homes with gabled roofs, simple porches,
and classic trim details will mirror similar type homes on the Island of Nantucket. The
neighborhood will be compact but well landscaped to afford each family some private yard
space.
Environmental Resources
Public water and sewer are available to the site and the site has well established trees that could
be maintained and used as a natural buffer between neighbors. In addition, the site is within
walking distance to public bike paths and Island transportation.
Topography
The parcel is generally level.
Proposed use
Based on MassHousing staff's site inspection, discussions, and application review, I find that the
site is suitable for residential use and development.
(d) MassHousing finds that the proposed Project appears financially feasible within the
housing market in which it will be situated (based on comparable rentals or sales figures);
Sachem's Path
Nantucket, MA
PE-514
Page 8
The Project appears financially feasible based on comparable sales of affordable homes on
Nantucket Island.
(e) MassHousing finds that an initial pro forma Izas been reviewed, including a land valuation
determination consistent with the Department's guidelines, and the Project appears financially
feasible and consistent with the Department's guidelines for Cost Examination and
Limitations on Profits and Distributions (if applicable) on the basis of estimated development
costs;
The initial pro forma has been reviewed for the proposed residential use and the Project appears
financially feasible with a projected profit margin of 0 %. We understand that the Applicant
intends that four of the forty nine units will be built by the Nantucket Chapter of Habitat for
Humanity on house lots to be donated to them. This should not affect the profit margin of 0%. At
the request of the Municipality, the third party appraisal was waived by MassHousing.
(fl MassHousing finds that lire Applicant is a public agency, a Hoyt profit organization, or a
Limited Dividend Organization, and it meets the general eligibility standards of the housing
program; and
The Applicant must meet the requirements regarding non-profit entities set forth in Part IV. A.1
of the Guidelines, or must be organized as a Limited Dividend Organization prior to applying
for Final Approval.. MassHousing sees no reason this requirement could not be met given
information reviewed to date. The Applicant meets the general eligibility standards of the NEF
housing subsidy program.
(g) MassHousing finds that the Applicant controls the site, based on evidence tlcat the
Applicant or a related entity owns the site, or holds an option or contract to acquire such
interest in the site, or has such other interest in the site as is deemed by the Subsidizing
Agency to be sufficient to control the site.
The Nantucket Housing Authority, one of the two Co-Applicants, controls the entire 9.12 site
under deeded ownership.
' r,...e',w~n,. we:sa+...e.. w..d.a++.. Wawa ~a.u s.s '<.
~.~ ~~•~
Inhabitants of tba Tara of Nantucket, a body politicr of tlb~ Town
and Oounty of Nantucket, xasaachusetta
saxpo~atjond~ja~hednodee'fbelewtof the c:omanomrealth of ttassachuc;etts
m8bar;natltvsntp{aoeofbmiaa~ar the flown and County Suildiaq
Nantucket Toxn and (,tisae~..~4wrd+e>k4
foectiasiamaoap•18,a+d~~aooadesstim~ One {51.491 Dollar
desabla Nantucket Housing Authority, a public body politic and corporate.
pursuant to t+i.G.L. Chapter 1218 Frith ~~ s:tlerl~aROi-
'of Nantucket.•Massachusetts
~~b-Naatucket. Massachusetts. situate in Surfside aru3 bounded and
described as follows:
. (nasi~el....~.raiis.ra r +r> i
NORTHWESTERLY by the Surfside Bond on two couraesr
SOUTHEASTERLY by Soatb Shore Roadf
SOUTHWESTERLY by land now or formerly of Barbara Malcolmf sad .
NORTHWESTERLY by the Miacomet Road.
Containing approximately 19.9 acres. more or less, sad being shaven
as Parcel 82 on Nantucket Assessor's Map 6?. i
For Grantor's title, see Deed of the Propzietora cif the Caswon and 11
• undivided Land to the Town of Nantucket recorded ~t the Registry of
Deeds, Hook i4fi, Page 144.
For authority for this conveyance see Article 42 of the Town Warrant
for Nantucket Town Meeting, April 2, 1985.
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