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MINUTES
TAUNTON PLANNING BOARD
MAXHAM SCHOOL, ROOM 7, 141 OAK ST. TAUNTON, MA 02780
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DATE: July 24, 2012- Special Meeting
BOARD MEMBERS: 1. Daniel Dermody, Chrmn. 5. Joshua Borden
2. Arthur Lopes 6. Bob Campbell, V.C.
3. Tony Abreau 7. Manuel Spencer, Clerk
4. Michael Ritzs
Roll Call: Spencer, Abreau, Ritz. Borden, Campbell, and Dermody present. Also present was Mike Mattos, Taunton Housing Authority, and Representatives of Trinity Financial. Kathy Cunningham was also in attendance.
Meeting opens at 8:24 pm.
After a joint public hearing with the Municipal Council & Planning Board at 7:00 PM. the Taunton Planning Board deliberated the 6 questions regarding MGL 121A applications and found the following:
Trinity Taunton Four Limited Partnership, 40 Court St.,8th Floor, Boston, Ma. - M.G.L 121A Application Approval Approval of the M.G.L 121A Application concerning the construction of a 72 unit housing development on premises situated on the north side of Mason Street, Taunton, MA and is known as Assessor’ s Property I.D. 65-357 (Oak Street). The types of buildings to be constructed in the proposed project includes 3 new wood-framed townhouse-style buildings with 18 units, as well~ as 1 new wood-framed multi-story elevator building with 54 units. Any person aggrieved by the approval or disapproval of the project has sixty (60) days within which to file an appeal for judicial review pursuant to M.G.L. 121 A section 6C.
1. The proposed project area is qualified under the statutory definition of a “blighted open,” “decadent” or “substandard” area established in Section 1 of Chapter 121A;
The Board voted to find the area “blighted open area” in that it being undeveloped and vacant since 1968. and found the following: The Taunton Planning Board has determined that the current use of the HOPE VI site off of Mason Street in Taunton, Massachusetts is no more than that of a vacant lot also considered an urban Brownfield. It has been vacant for want of a developer able to clean up the site’s contaminated soils since the late 1960’s. Further, the site is currently very overgrown and has a large fence around the perimeter. This fence was erected by the Massachusetts Department of Environmental Protection because of the site’s Brownfield classification. The fence collects trash and debris around the edges and its presence negatively affects the surrounding neighborhood. The site has also
been used by the homeless. Therefore, the Taunton Planning Board finds that all of the above factors qualify the project under the statutory definitions of a “blighted open,” “decadent” or “substandard” area as a blighted open area
2. The project is not in contravention of any zoning, subdivision, health or building ordinance by-law or the rules and regulations of the City of Taunton (the “City”);
The Board voted to reference the ZBA Case and found the following:
The project received a recommendation from the City’s Development Impact Review Board on January 3, 2012 and received permitting approvals from the City’s Zoning Board of Appeals in Case # 3011 and Municipal Council on February 14, 2012 and February 28, 2012, respectively. The Taunton Planning Board hereby determines that the project was granted all requested waivers and variances and will fully comply with all applicable City Zoning Ordinances.
3. The project does not conflict with the City’s master plan, or if there is no master plan, with a local or regional plan, as appropriate;
The Taunton Planning Board finds that the project is in compliance with the City’s 5-year consolidated plan. Additionally, the project will assist the City in meeting its goals related to affordable housing. The Taunton HOPE VI project is specifically mentioned in the City’s consolidated plan as being one of the City’s priorities. The completion of this project will mark a major milestone as it relates to affordable housing in the City.
4. The project is not detrimental to:
a. the best interests of the public or City;
b. the best interests of public safety and convenience; or
c. consistency with the most suitable development of the City;
The Board found the following: The Taunton Planning Board has determined that the project will further the best interests of the public and the City by providing suitable, safe and decent affordable housing to families, by promoting development of a mixed income neighborhood as opposed to being all low-income, by returning the property to the tax rolls, by developing housing in close proximity to transportation options and other services, and by creating construction and permanent jobs for Taunton residents.
5. The project constitutes a public use and benefit; and
The Taunton Planning Board determines that the project meets this criteria by providing affordable housing in a new location of the downtown which will benefit all citizens by providing a new high quality, secure and well-maintained affordable housing option. The project will also provide amenities on site, such as new sidewalks and a children’s play area for the families residing in the project.
6. No relocation of residents is required since the site is currently vacant.
Trinity Taunton Nine Limited Partnership, 40 Court St., 8TH Floor, Boston, Ma. - M.G.L 121 Application Approval Approval of the M.G.L 121A Application concerning the construction of an 88 unit housing development on premises situated on the north side of DeWert Avenue, Taunton, MA and is known as Assessor’ s Property I.D. 64-336 (Kilmer Avenue). The types of buildings to be constructed in the proposed project includes 14 new wood-framed townhouse-style buildings with 80 units, 8 new wood-framed duplex-style buildings with 8 units, as well as a new wood-framed community building and maintenance facility. Any person aggrieved by the approval or disapproval of the project has sixty (60) days within which to file an appeal for judicial review pursuant to M.G.L. 121
A section 6C.
- The proposed project area is qualified under the statutory definition of a “blighted open,” “decadent” or “substandard” area established in Section 1 of Chapter 121A;
The Board found the site to be decadent area and found the following: The Fairfax Gardens Site currently consists of 150 units of public housing that were constructed in 1951 and are well beyond their repairable useful life. In addition, the existing development has a long history of being crime-ridden and a haven for drug dealing and other illegal activities. Therefore, the physical condition of the buildings and social problems of the existing site pose a danger to the residents and the surrounding neighbors. The Taunton Planning Board finds that all of the above factors qualify the project under the statutory definitions of a “blighted open,” “decadent” or “substandard” area as a decadent area.
- The project is not in contravention of any zoning, subdivision, health or building ordinance by-law or the rules and regulations of the City;
The Board voted to reference the ZBA case, Conservation Commission filings and found the following:
The project received a recommendation from the City’s Development Impact Review Board on January 3, 2012 and received permitting approvals from the City’s Zoning Board of Appeals in Case # 3110 , Conservation Commission on March 19, 2012 for an Order of Conditions DEP SE-73-2488 , and Municipal Council on February 14, 2012 and February 28, 2012, respectively. The Taunton Planning Board hereby determines that the project was granted all requested waivers and variances and will fully comply with all applicable City Zoning Ordinances.
3. The project does not conflict with the City’s master plan, or if there is no master plan, with a local or regional plan, as appropriate;
The Taunton Planning Board finds that the project is in compliance with the City’s 5-year consolidated plan. Additionally, the project will assist the City in meeting its goals related to affordable housing. The Taunton HOPE VI project is specifically mentioned in the City’s consolidated plan as being one of the City’s priorities. The completion of this project will mark a major milestone as it relates to affordable housing in the City.
4. The project is not detrimental to:
a. the best interests of the public or City;
b. the best interests of public safety and convenience; or
c. consistency with the most suitable development of the City;
The Board found the following: The Taunton Planning Board has determined that the project will further the best interests of the public and the City by providing suitable, safe and decent affordable housing to families, by promoting development of a mixed income neighborhood as opposed to being all low-income, by reducing the density as compared to the former project, by returning the property to the tax rolls, by eliminating the existing dead end situation which had impeded emergency responses, and by creating construction and permanent jobs for Taunton residents. The new development approach will also promote a more harmonious atmosphere in the neighborhood.
5. The project constitutes a public use and benefit; and
The Taunton Planning Board determines that the project meets this criteria by revitalizing the existing public housing site through de-densification of the site from 150 to 88 units, which will benefit all citizens, and constructing new high quality, secure and well-maintained affordable housing for families. Additionally, the project will create a new road connecting Kilmer Avenue to Shores Street which will improve public safety, and will provide amenities, such as new sidewalks/walking paths, children’s play areas and a community garden for the families residing in the project.
6. The method of relocation of residents is feasible, where applicable, and housing is available for displaced occupants.
The Taunton Planning Board has determined that the Taunton Housing Authority (“THA”) has a comprehensive relocation plan as required by the U.S. Department of Housing and Urban Development under its HOPE VI program. This plan requires the THA to maintain relocation files on existing residents for a minimum of 5 years after the project is completed. It is the Taunton Planning Board’s understanding that all 140 existing households have been successfully relocated to comparable housing, and that the original Fairfax Gardens residents will be given the first right to return to the newly-revitalized HOPE VI development upon completion.
Meeting adjourned at 8:57 pm.
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