LYNNFIELD ― The Select Board declined to give its support to a warrant petition seeking a zoning change of the Richardson Green property on Main Street Monday night, seemingly closing the door on developer Angus Bruce’s proposed project to build 54 units of senior housing.
Bruce appeared at the Select Board meeting to tout the benefits of the project, seeking the board’s support for the zoning change and the project. He said the development will generate “millions of dollars” of revenue for the town.
“I cannot endorse the project as proposed for this property,” said Select Board member Phil Crawford. “It seems similar to what we have seen before and it looks like you have added some carrots at the end of the stick and, while that doesn’t diminish the benefits as you pointed out, I prefer the direction we are heading in.”
The direction referred to by Crawford concerns the town’s stepped-up efforts to exercise a right of first refusal it holds on the property at the contract price of $2.71 million. Recently, the town received a $1.6 million Municipal Vulnerability Preparedness (MVP) Action Grant to help fund the town’s acquisition, which Town Administrator Rob Dolan has described as “one of the largest MVP grants he has ever seen.”
In addition, the Lynnfield Conservation Commission has pledged $200,000 toward acquisition. Most recently, the Essex County Greenbelt Association pledged another $300,000 toward the project. Combined, those funds leave a gap of approximately $571,000, which will be funded from the proceeds of the town’s $3.8 million federal stimulus funds award.
The bottom line is the town will use the funds to simultaneously exercise its right of first refusal, assigning its rights to the property to Greenbelt under Massachusetts General Laws Chapter 61. The town would then purchase a conservation restriction from Greenbelt to preserve the property in perpetuity as open space.
Bruce’s proposal calls for the construction of a 54-unit, 55-plus housing project for seniors on part of the 21-acre parcel, with about 10 acres being given to the town for use as open space. A project rejected by the town two years ago called for a single-family development. Bruce submitted a citizen’s petition for inclusion on the Oct. 18 Town Meeting warrant seeking to change the zoning from single-family residential to an elderly housing district.
Bruce’s project will provide access to the property at the rear of the parcel via a road as well as five parking spaces. A 1,700-foot water main from the intersection of Lowell and Main streets will be constructed, along with several fire hydrants. Bruce said one of the proposed units will be reserved as affordable housing for a veteran.
Bruce said the project will generate approximately $800,000 in property taxes, a $20,000 impact fee per unit totalling $1,060,000 plus excise taxes. The town will also benefit from enhanced fire-safety improvements with new fire hydrants.
“I am impressed with the presentation and the benefits you cite, but I think that even six months ago we did not know that we would be in this position to be able to acquire this property at no cost to the taxpayers,” Select Board Chair Dick Dalton said. “This, too, is my preference.”
While Select Board member Joe Connell agreed with Crawford and Dalton, Bruce did not.
“I don’t know why they don’t discuss the money; that’s other people’s money,” he said after the meeting. “It seems like $571,000 is an awful lot of money when I am giving them 10 acres for access and they are getting all of that income. I don’t agree that this is free.”
“One of the most important things is the fire protection part of this,” said Mirabeau Lane resident Rich Ripley. “There is a lack of fire protection in that area, and having a developer bring that in there is an enormous benefit to the community and the residents who live there now. This is a missed opportunity on our part for the town. It’s just a shame.”
