FW: Dunstan East - Notice of Comprehensive Permit Amendment Filing

[pamw...@rcn.com]

Mark Development has amended his Dunstan East 40B project on Washington St between Dunstan St and the Armory (including the site of the old Barn).  In the initial application, the Tenant building on Washington St was staying.  Since then, Mr. Korff has purchased the JN Phillips Auto Glass building and now those lots will be incorporated into the project.  The project will add 64 additional units for a total 302 units including 76 affordable units.  The Zoning Board of Appeals will open its public hearing on Wednesday, April 28, 2021 at 7:00 pm.  For more information please see https://www.newtonma.gov/government/planning/development-review/high-interest-projects/dunstan-east.  I noticed the rendered site plan link is broken but hopefully it will be fixed soon.

 

 

 

Pam Wright

Ward 3, Councilor at Large

---

From: Jennifer Caira <jca...@newtonma.gov>

 

My apologies – use this link to access the application materials: https://www.newtonma.gov/government/planning/development-review/high-interest-projects/dunstan-east

 

From: Jennifer Caira

 

Good morning,

 

Attached is notice of application, with requested waivers, for a Comprehensive Permit amendment filed by Mark Development, for a mixed use project at Washington Street, Dunstan Street, and Kempton Place in West Newton granted a Comprehensive Permit in July 2020. The proposed amendment would add an additional parcel, increase the footprint of Building 3 and add 64 additional units. The revised project would have a total of 302 units and 68 units will be affordable to households earning up to 80% of area median income (AMI) and 8 units would be affordable to households earning up to 50% AMI. The Zoning Board of Appeals will open its public hearing on Wednesday, April 28, 2021 at 7:00 pm. The agenda and zoom link can be found here: https://www.newtonma.gov/home/showpublisheddocument?id=68176.  You are invited to provide written comments and recommendations as well as to attend the public hearing.

 

The application and project plans are available here: http://www.newtonma.gov/gov/planning/current/dunstan_east.asp

 

Comments for the ZBA should be submitted to dunst...@newtonma.gov, seven days prior to the hearing, or in person at the public hearing.

 

Please let me know if you have any questions.

 

Jen

 

Jennifer Caira

Deputy Director

Department of Planning & Development

City of Newton

617-796-1121 (Direct)

617-796-1120 (Dept)

www.newtonma.gov/gov/planning

 

When responding, please be aware that the Massachusetts Secretary of State has determined that most email is public record and therefore cannot be kept confidential.

[didi_614]

Will it really be affordable housing if Mark Development paid 5 Million Dollars for the JN Phillips Building??

Joanne 

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[Joan Schulz]

Pam,

 

Thank you for posting this information.  I haven’t been able to follow this project and want to ask a couple of questions.  Looking at the picture, the site seems very dense with buildings.  Has the density increased now that JN is included?  Were there some initial adjustments to the scope that reduced the size that are now expanded?  I am also interested to hear thoughts on the impact this project will have on the environment…particularly Cheesecake Brook.  Is there sufficient drainage?  I know that area has a high water table……I am a lay person but looking at this picture I think there could be a bit more green and a bit less gray/white…

 

Can I ask too…is there a plan to create something similar on the opposite site of Dunstan?

 

Joan

 

From: westnewtonn...@googlegroups.com [mailto:westnewtonn...@googlegroups.com] On Behalf Of pamw...@rcn.com
Sent: Wednesday, April 14, 2021 11:56 AM
To: newto...@lists.neighborhood.net; West Newton Community <westnewtonn...@googlegroups.com>; Newtonville Discussion <newtonvill...@googlegroups.com>
Subject: [WNewton] FW: Dunstan East - Notice of Comprehensive Permit Amendment Filing

 

Mark Development has amended his Dunstan East 40B project on Washington St between Dunstan St and the Armory (including the site of the old Barn).  In the initial application, the Tenant building on Washington St was staying.  Since then, Mr. Korff has purchased the JN Phillips Auto Glass building and now those lots will be incorporated into the project.  The project will add 64 additional units for a total 302 units including 76 affordable units.  The Zoning Board of Appeals will open its public hearing on Wednesday, April 28, 2021 at 7:00 pm.  For more information please see https://www.newtonma.gov/government/planning/development-review/high-interest-projects/dunstan-east.  I noticed the rendered site plan link is broken but hopefully it will be fixed soon.

 

 

 

Pam Wright

Ward 3, Councilor at Large

---

From: Jennifer Caira <jca...@newtonma.gov>

 

My apologies – use this link to access the application materials: https://www.newtonma.gov/government/planning/development-review/high-interest-projects/dunstan-east

 

From: Jennifer Caira

 

Good morning,

 

Attached is notice of application, with requested waivers, for a Comprehensive Permit amendment filed by Mark Development, for a mixed use project at Washington Street, Dunstan Street, and Kempton Place in West Newton granted a Comprehensive Permit in July 2020. The proposed amendment would add an additional parcel, increase the footprint of Building 3 and add 64 additional units. The revised project would have a total of 302 units and 68 units will be affordable to households earning up to 80% of area median income (AMI) and 8 units would be affordable to households earning up to 50% AMI. The Zoning Board of Appeals will open its public hearing on Wednesday, April 28, 2021 at 7:00 pm. The agenda and zoom link can be found here: https://www.newtonma.gov/home/showpublisheddocument?id=68176.  You are invited to provide written comments and recommendations as well as to attend the public hearing

 

The application and project plans are available here: http://www.newtonma.gov/gov/planning/current/dunstan_east.asp

 

Comments for the ZBA should be submitted to dunst...@newtonma.gov, seven days prior to the hearing, or in person at the public hearing.

 

Please let me know if you have any questions.

 

Jen

 

Jennifer Caira

Deputy Director

Department of Planning & Development

City of Newton

617-796-1121 (Direct)

617-796-1120 (Dept)

www.newtonma.gov/gov/planning

 

When responding, please be aware that the Massachusetts Secretary of State has determined that most email is public record and therefore cannot be kept confidential.

--

[Larry Aller]

Related to the question about revenue to the city from this project, what is the city’s plan for expanding school capacity given the significant increase in the number of children these developments and others like them are forecast to cause in the area as residential density increases? 

Larry

On Apr 14, 2021, at 1:28 PM, didi_614 (didi...@yahoo.com) via Mailing List <newto...@lists.neighborhood.net> wrote:



Will it really be affordable housing if Mark Development paid 5 Million Dollars for the JN Phillips Building??

Joanne 

On Wednesday, April 14, 2021, 11:56:18 AM EDT, <pamw...@rcn.com> wrote:

Mark Development has amended his Dunstan East 40B project on Washington St between Dunstan St and the Armory (including the site of the old Barn).  In the initial application, the Tenant building on Washington St was staying.  Since then, Mr. Korff has purchased the JN Phillips Auto Glass building and now those lots will be incorporated into the project.  The project will add 64 additional units for a total 302 units including 76 affordable units.  The Zoning Board of Appeals will open its public hearing on Wednesday, April 28, 2021 at 7:00 pm.  For more information please see https://www.newtonma.gov/government/planning/development-review/high-interest-projects/dunstan-east.  I noticed the rendered site plan link is broken but hopefully it will be fixed soon.

 

 

<image001.png>

<image001.png>

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[pamw...@rcn.com]

Hi Joan,

 

I will try to answer your questions.  At the Urban Design Commission meeting tonight, they had a Dunstan East presentation and some members brought up the massing and the length of building 3 along Kempton Place.  Building 3 increased in size, adding on where JN Phillip Auto Glass and the Tenant building stands now on Washington St.  The new proposed Dunstan East will have 64 additional apartments.  The site is 3.28 acres (142,853 sf),  proposed 302 units so 92 units/acre.  In comparison, Trio, which has a lot more commercial space, is 2.84 acres (123,627 sf), 140 units and 49 units/acre.  Dunstan East is a 40B project so we get many more affordable units.

 

A few slides from tonight’s presentation:

Building 3 is circled in yellow.  It’s 4 or 5 stories along Washington St and 1 or 2 floors set back so 6 stories total.  Angled renderings don’t give a good representation of size.  The building at the far left is 6 stories too and in this picture it’s half the height as the new building on the right.  I prefer drawings head on.

 

Another view of building 3 next to the Armory (far right)

 

 

You asked about the impact on the environment.  They will need to meet environmental standards.  Drainage will be thoroughly reviewed by engineering.  See some plans here https://www.newtonma.gov/home/showpublisheddocument?id=68194

 

There were preliminary plans for Dunstan West (outlined in Black below) back in 2019.  Very early concept plans and not as dense as Dunstan East. Those lots are owned by the Donato family with 163,094 sf or 3.7 acres.  I just have large hard copies of early plans – nothing electronic to attach here.  Again, very early plans.   Also, according to the Washington Street Vision Plan, the pink area is 1-4 stories, blue is 3-6 Stories and yellow is 1-3 stories.

 

 

Hope this answers your questions.

 

Pam

To view this discussion on the web visit https://groups.google.com/d/msgid/westnewtonneighborhood/00d501d7315a%2411ce9d50%24356bd7f0%24%40verizon.net.

[didi_614]

Hi Pam 

I was wondering do you  know how many apartments are affordable and how many are not?  And will these apartments be all for rent or are some condos?

And if rented would the rents be similar to the Trio?

Thanks Joanne 

[pamw...@rcn.com]

Hi Joanne,

 

76 apartments are affordable and the breakdown is as follows:

Lots of info on Dunstan East project can be found here https://www.newtonma.gov/government/planning/development-review/high-interest-projects/dunstan-east

 

To my knowledge these are all rentals.  The city cannot force developers into building condos or rentals.  There are other new/proposed buildings that will be condos.  I recently toured the new building on 184 California Street – next to the Stop and Shop complex - 20 condos are for sale now (some are affordable).  Many of the plans can be found in the special permit.  https://www.newtonma.gov/government/city-clerk/city-council/special-permits/-folder-1360  There is another at 429 Cherry St with 13 units available for sale.  Some other buildings that are not approved yet are being proposed as condos include:  1114 Beacon (34 units), 967 Washington St (Spa – 28 units), Mr. Sushi on Rt 9 (12 three bed units).  The number of units are preliminary and can/will change during the design process.

 

HUD (Housing and Urban Development) determines income limits for affordable housing.

 

The following is from Amanda Berman, Director of Housing & Community Development: For Special Permit project, DHCD and the City of Newton determine rent levels based of 30% of the income limit for a particular unit. For Comprehensive Permit projects, the Subsidizing Agency for the project, such as MassHousing or DHCD, set the rent levels; however, more often than not, they are set at 30% of the income limit for the affordable unit. For Housing Authority units and units that have a voucher, like MRVP or Section 8, HUD and the Housing Authority set the rents.

 

The market rate units are determined by the project owner.

 

I hope I answered your questions,

 

Pam

 

 

From: newtonvil...@lists.neighborhood.net <newtonvil...@lists.neighborhood.net> On Behalf Of didi_614 (didi...@yahoo.com) via Mailing List
Sent: Thursday, April 15, 2021 6:33 AM
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Subject: Re: [Newtonville] [WNewton] FW: Dunstan East - Notice of Comprehensive Permit Amendment Filing

 

Hi Pam 

 

I was wondering do you  know how many apartments are affordable and how many are not?  And will these apartments be all for rent or are some condos?

 

And if rented would the rents be similar to the Trio?

 

Thanks Joanne 

 

On Thursday, April 15, 2021, 03:09:06 AM EDT, <pamw...@rcn.com> wrote:

 

 

 

From: westnewtonn...@googlegroups.com [mailto:westnewtonn...@googlegroups.com] On Behalf Of pamw...@rcn.com
Sent: Wednesday, April 14, 2021 11:56 AM
To: newto...@lists.neighborhood.net; West Newton Community <westnewtonn...@googlegroups.com>; Newtonville Discussion <newtonvill...@googlegroups.com>
Subject: [WNewton] FW: Dunstan East - Notice of Comprehensive Permit Amendment Filing

 

Mark Development has amended his Dunstan East 40B project on Washington St between Dunstan St and the Armory (including the site of the old Barn).  In the initial application, the Tenant building on Washington St was staying.  Since then, Mr. Korff has purchased the JN Phillips Auto Glass building and now those lots will be incorporated into the project.  The project will add 64 additional units for a total 302 units including 76 affordable units.  The Zoning Board of Appeals will open its public hearing on Wednesday, April 28, 2021 at 7:00 pm.  For more information please see https://www.newtonma.gov/government/planning/development-review/high-interest-projects/dunstan-east.  I noticed the rendered site plan link is broken but hopefully it will be fixed soon.

 

 

 

 

Pam Wright

[didi_614]

Thank you Pam 

I appreciate the information.

So if I understand correctly - of the 302 Apartments - 76 will be affordable so 226 will be market rate.  

So if  Korff charges $2000 per month rent for the 226 market rate apartments he will be bringing in about 5.4 million a year in rent.  And we know it will most likely be ALOT  more than $2000 per month  based on what he is charging at Trio the rents are in the 2900 - 5500 dollar/month range. And pets and Cars will be additional!

So he pulled the 40 B card to be able to build this because he knew that he would still make a fortune and the City of Newton Taxpayers will be paying more because of all the kids that will be added into the school system and all the additional traffic issues that will happen in West Newton just to name a few things.

Thanks again for this information.  

Joanne 

[Brendan Harris]

Hi Joanne,

You may be happy to learn that 40B caps profit - "Developers (whether for-profit or nonprofit) must also agree to restrict their profit to a maximum of 20% in for-sale developments and 10% per year for rental developments" (per - https://www.chapa.org/sites/default/files/Fact%20Sheet%20on%20Chapter%2040B%202011%20update.pdf)

There's also more good news - The developer will also be paying property taxes to the city at the commerical rate ($20.12 / 1k assessed value), which is double that of the residential rate ($10.44). Once it's fully running, this development will be revenue positive for the city. If tax burdens for residents are the concern, we should be happy to see developments like this, which are one of the few ways to grow our commercial tax base.

The developer followed the extensive rules for using chapter 40B. This isn't some kind of loophole or hoodwink it's been the law for over half a century. Projects like these will continue until Newton meets one of the affordable housing thresholds set by the state in 1969 (10% of its year-round housing or 1.5% of its land area). We are close to meeting it, but unlikely to hit either threshold in 2021 based on the mayor's analysis. (available here: https://www.newtonma.gov/home/showpublisheddocument?id=63822).

-Brendan Harris

[Dan Proskauer]

"Developers (whether for-profit or nonprofit) must also agree to restrict their profit to a maximum of 20% in for-sale developments and 10% per year for rental developments"

Ha. Ha. Ha. And humph. Ask anyone knowledgeable in finance and they will tell you the dozens of ways that “profit” can be hidden or transferred. I can assure you that these developers, in the end, are making far more than these limits and laughing all the way to the bank. 

Dan

To view this discussion on the web visit https://groups.google.com/d/msgid/westnewtonneighborhood/34ea1ec0-b62b-4a52-b331-2dd741085387n%40googlegroups.com.

[Marti Boguski]

Thanks Pam for explaining the applied for changes to the special permit. 

Thanks Brendan for your explanation of how much profit can be made on 40B’s and that Mark Development will be paying the commercial tax rate. 

My concern is that the percentage of affordable units is high for 80% AMI but quite low for 50% AMI. So as the chart shows, a couple with 2 kids in the 80% units will have to make around $100,000 annually and the same size family in the 50% units will have to make around $67,000 annually - much less but still won’t be feasible for any family even making able minimum wage - still keeping out many who work in Newton. 

It also concerns me that, as Brendan explained, the misunderstandings that surround a developer’s use of Statute 40B. It’s not a “card to play” to upset neighborhoods or make more money or a loophole for developers to get their way. It’s an imperfect but useful law that encourages adding more “affordable housing” - if such a thing can exist in Newton. And with more rental units being built, the amount that makes up the 10% continues to go up.

Marti 

On Apr 17, 2021, at 10:08 AM, Brendan Harris <harris.b...@gmail.com> wrote:



To view this discussion on the web visit https://groups.google.com/d/msgid/westnewtonneighborhood/34ea1ec0-b62b-4a52-b331-2dd741085387n%40googlegroups.com.

[didi_614]

Thanks Brendan

I guess my question than is - Can you NOT charge the rents he is charging at Trio since it is a 40 B?  Or can he only charge what the state tells him for the 40 B apts and he can charge market rate for the other 226 apartments?

Thanks for any clarification

Joanne 

https://groups.google.com/d/msgid/westnewtonneighborhood/34ea1ec0-b62b-4a52-b331-2dd741085387n%40googlegroups.com

.

[pamw...@rcn.com]

Hi Joanne,

 

Rents are the latter - he can only charge what the state (or other government entity) tells him for the 40 B apts and he can charge market rate for the other 226 apartments.  He gets to determine those market rates and they may be different from Trio.

 

I’m not sure this statement is true: “The developer will also be paying property taxes to the city at the commercial rate ($20.12 / 1k assessed value), which is double that of the residential rate ($10.44). Once it's fully running, this development will be revenue positive for the city. “  I will clarify this statement with the city tax collector and assessor next week.  The commercial component will be taxed at a higher rate but not the residential portion.  For example, Avalon on Needham St which is a 40B project (and no commercial) paid taxes in the $10 range the past few years.  I took these numbers off the city’s website noted below.

 

Avalon Highlands/Upper Falls 40B
	2018	2019	2020	2021
assessed value	$80,985,200	$87,521,400	$90,722,800	$93,936,200
tax revenue	$     885,022	$     923,744	$     956,617	$  1,020,861
tax rate calculated	$     10.9282	$     10.5545	$     10.5444	$     10.8676
	2018
apartments	294
students	103
cost/student	$17,945
school cost	$1,848,335
STUDENT: 2018 average cost is $19.4K with 7.5% funding from state and federal govt - leaves close to $18K for the city to pay
assessed value:  https://newtonma.mapgeo.io/datasets/properties?abuttersDistance=100&latlng=42.325373%2C-71.213678
real estate taxes: https://portal.ci.newton.ma.us/MSS/citizens/RealEstate/Default.aspx?mode=new

 

Student costs depends on how you slice it and definitely a confusing rabbit hole. Developers (at least back in 2018) were using $13k to $15K/student.  They look at the additional costs to add students to the school system and don’t, I believe add some base costs that are already being paid by the rest of the students.  For example, adding 100 students wouldn’t add an additional superintendent and therefore, they say, those costs shouldn’t be in their calculated costs. There are many more similar costs.   But the next year the superintendent cost would be spread among all the students. 

 

Pam

To view this discussion on the web visit https://groups.google.com/d/msgid/westnewtonneighborhood/36443772.3330046.1618672957983%40mail.yahoo.com.

[Brendan Harris]

Hi Joanne,

I am not a lawyer, but my understanding is that the 10% profit cap is for the entire development collectively, and there are strict annual reporting requirements from the state to ensure compliance. Market rate rents in 40b developments are where the 10% profit comes from, and are high to compensate for losses on the affordable units. 

All the best,

Brendan

[didi_614]

Thanks Pam 

That is what I thought - I can understand they have to charge what the state tells them for the 40 B apts but can charge Market rate for the others. 

I am sure that Developers dont pay Millions to buy up property to then tear it down and build hundreds of Apts if they are not making a PROFIT.

I appreciate your giving us the Facts on this.

Kind Regards,

Joanne 

[Brendan Harris]

Hi Pam,

Thanks for the info. I did not know that corporate landords are taxed at the residential rate. Has the tax office or council explored changes to the tax code to charge corporate landlords at the commercial rate, or some kind of operating fee, since they are operating a business? Critics will decry this as a tax on renters, but it's one way to increase revenue. If the city is interested in raising progressive tax revenue to fund city services, then creating and taxing businesses should be a priority.

As you note, Dunstan east does have a commercial component (6 storefronts covering ~12,000 square feet) so at least part of it will be assessed at the commercial rate. That's an important fact in the context of the financial effects which this development will have on the city. I think it's also noteworthy that 63% of the units at Dunstan East are 1BR or Studios, and less likely to have school aged children living with them. Do you recall what the mix of unit sizes was at Avalon? I couldn't find the information readily online.

I also think it's overly simplistic to say that 40B developments are causing the price of schooling to increase. The only reason 40B developments are getting built at all is because Newton hasn't built enough affordable housing under state law. The current population of families with students enrolled in Newton schools is surpressed because we have not yet met our affordable housing obligation. Meeting this obligation will necessitate population growth, and the schools should be budgeting for a commesurate increase in students as long as Newton is below the 40B threshold. In other words, there is already a minimum amount of growth Newton should expect. It is only a question of when this growth and the associated demands on civic services are realized. 

The lower bound of expected population growth to meet the 10% unit count threshold can be calculated from the January 2021 40B safe harbor report (link below). We are close at 9.6% and only need ~130 new affordable units to meet the 10% threshold. Under our 17.5% inclusionary zoning this could get done via developments with 750 units total, or as few as 500 new units in developments which have a similar unit mix as Dunstan (25% affordable). That number will likely shift as a result of the census.

Thanks for keeping it civil everyone! I know it's a hot topic

-Brendan

January Report on 40B safe harbor: https://www.newtonma.gov/home/showpublisheddocument?id=63822

On Sat, Apr 17, 2021, 1:29 PM Brendan Harris <harris.b...@gmail.com> wrote:

Hi Joanne,

I am not a lawyer, but my understanding is that the 10% profit cap is for the entire development collectively, and there are strict annual reporting requirements from the state to ensure compliance. Market rate rents in 40b developments are where the 10% profit comes from, and are high to compensate for losses on the affordable units. 

All the best,

Brendan

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[Mike Ciolino]

Joanne, I work mostly for a developer. And yes, of course, the goal is to make a profit. 

 

We just spent thousands to develop a plan for a 40B project with two affordable and six market-rate condos. The town however attached so many conditions that we ultimately withdrew the proposal because we were unable to make a profit on the project. Instead, the town will get two luxury single-family homes.

Ted Hess-Mann recently shared that the development of a unit costs an average of $550K

Interesting to watch your attempt to calculate profit as I typically watch this process from the other side. Anyone would be astonished to see the costs involved in developing one of these projects - legal fees, architects, engineers, compliance, etc, etc.

In a previous post, Dan Proskauer said " I can assure you that these developers, in the end, are making far more than these limits and laughing all the way to the bank.' 

The comment is ignorant. I can assure Dan that no one is 'laughing all the way to the bank.' I'm sure developers are making money, but it's NOT easy money, and they are assuming a lot of risk in the process.

Mike

---

Mike Ciolino

617-332-9588

LinkedIn Profile

To view this discussion on the web visit https://groups.google.com/d/msgid/westnewtonneighborhood/1363154089.3214513.1618682278424%40mail.yahoo.com.

[didi_614]

Thanks Mike for the information.  I will say this - Mark Development recently bought the Safelite Auto Glass building for 5 million Dollars. If He wasn't making money he would NOT be spending Millions to just buy up property that he will tear down.  I totally understand that their are alot of expenses involved in this type of construction but if someone will be making over 5 million dollars for rent in one year and that is at 2000 per month rent and we know it will be alot more than that based on Trio so conservatively in 10 years that is over 50 million dollars.  Of course he needs to make a profit but we as Citizens also need to look at what will happen to our taxes with hundreds of apts in the North Side in terms of Schools and other services.

[Mike Ciolino]

I respect what you're trying to do but we have no way of knowing how he's making his numbers work.

My point wasn't that developers don't make money, but more that they're not laughing on the way to the bank. The development of housing - and especially affordable housing is broken for everyone involved.

---

Mike Ciolino

617-332-9588

LinkedIn Profile

[Nancy Finn]

Hi all,

Robert Korff moved to westNewton hill in 1995.

I heard his kids went to private schools.

He pays taxes too.

I think the proposed rents are too high for most people. Going 40B is terrible.

Affordable housing units I think there should be more.

Also a reminder that this project as well as the new trio was NOT put out to bid. Mayor Fuller just awarded it to him.

Best,

Nancy Finn

A concerned citizen

Sent from my iPhone

On Apr 17, 2021, at 11:22 AM, 'Marti Boguski' via West Newton Community <westnewtonn...@googlegroups.com> wrote:

 Thanks Pam for explaining the applied for changes to the special permit. 

To view this discussion on the web visit https://groups.google.com/d/msgid/westnewtonneighborhood/F585A301-CA6A-4EBC-8C28-E656BE8E1DBF%40yahoo.com.

[Karen Bray]

Why can’t there be a way that developers could work WITH the neighbors?? 

Next door to us, a developer just built a massive new garage (and a huge addition) with a deck on top of the garage that stares all of us down. It feels so invasive.

Oh, how I wish there could be some collaboration and care for the neighborhood.

Karen

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[pamw...@rcn.com]

Hi Brendan,

 

Apartment buildings are taxed at the residential rate, but they are assessed differently.  It’s not based on recent sales like private homes but mainly on rents received.  A while ago I spoke with Mr. Shaughnessy, Director of Newton’s Assessing office, to understand the process.  An apartment owner would provide the assessing department information on their rents and occupancy rates.  Newton will calculate the assessed value of the building including some other information provided.  I found it surprising that Newton would use self-reporting rent information.  I would hope most if not all would be honest.  Mr. Shaughnessy stated that if they had questions on the information provided, they would request additional information.  They also have information from other buildings – so they do have comparisons.

 

I did not say that 40B developments are causing the price of schooling to increase.  As you noted, each project is different and will attract different groups of people from empty nesters to families.  I believe we must educate all children in Newton.  My kids went through the Newton Public Schools and we were very happy with it.  I still donate money to NPS like the HS calculus project and my time to NPS – as parent and treasurer of Newton HS sailing team, LigerBots buyer and travel planner (and carpools, host get togethers, etc), tournament director for FLL tournaments and Eastern MA championship where many Newton teams compete, T2 – mentorship for students applying to college, CAP – Child Assault Prevention project where I visit (non Covid) every elementary school and more. 

 

I know other families, though, where their children didn’t feel welcomed or felt they didn’t fit in.  They left the school system.  This is something I hope will change or at least get better each year.

 

I also believe we do not have enough affordable housing in the city.  Large projects should not be the only method.   I would like to see smaller friendly, not hostile, 40Bs.

 

Here’s a friendly 40B in Brookline that was in a CHAPA webinar on shaping 40Bs. 

 

This is what came down:

 

Top picture was the initial proposal (the building wrapped around the white colonial building in front) and the final approved project is on the bottom.

 

 

I think we will make safe harbor (10% affordable housing) for something like 2 months and then the new census figures will come in and we will be below it.  SHI is the number of affordable units divided by the total number of units in Newton.  The denominator (total units) is taken from the census every 10 years.  SHI is calculated with total number of housing units from 2010.  It should be updated in the next few months.  Once we make safe harbor, we can still have 40Bs, but they would be friendly and work more with the city.

 

Pam

[m...@halle.us]

Nancy Finn wrote:


> ,,,,

> Also a reminder that this project as well as the new trio was NOT put out to bid. Mayor Fuller just awarded it to him.

Trio and Dunstan East are private developments put together by a private developer purchasing private land. There was no “bid”. They went through a city process, with Trio going through a City Council special permit process.

People may differ on the quality of the process or the outcome, but that’s a different matter. Mayor Fuller did no “awarding” because there was nothing for her to award.

(Was the process for what is now Trio wrapped up under the previous administration?)

Austin St is a different matter, since it involved city land. However, Austin St predated Mayor Fuller.

—Mike