40B Project
Information will be added to this page as it becomes available.
Next ZBA Public Hearing
Wednesday, May 25 at 7 PM (Engineering Peer Review; discuss Zoning Waivers; discuss Site Access & Safety Conditions)
Wednesday, June 8 at 7 PM (Environmental Peer Review; discuss conditions & waivers)
Wednesday June 22 at 7 PM (Architectural Peer Review; Environmental Wildlife Habitat Study; Municipal Water & Sewer Connection Feasibility Study; Discuss Conditions & Waiver Requests)
About 40B
G.L. c. 40B, §§ 20-23 – known as Chapter 40B or the Comprehensive Permit Law – is a state law that was enacted in 1969 to facilitate construction of low- or moderate-income housing. It establishes a consolidated local review and approval process (known as a “comprehensive permit”) that empowers the zoning board of appeals (ZBA) in each city and town to hold hearings and make binding decisions that encompass all local ordinances or bylaws and regulations. In certain circumstances, the ZBA’s comprehensive permit decision may be appealed to the Massachusetts Housing Appeals Committee (HAC), which has the power to affirm, modify, or overturn local decisions.
Zoning Board of Appeals - 40B Hearings
Strategic Land Ventures (SLV) received a Project Eligibility Letter (PEL) from MassHousing on September 16, 2021. On September 27, 2021 SLV filed an application with the Zoning Board of Appeals for the development of Shingle Hill. The ZBA will open the public hearing process on October 26, 2021.
ZBA Requests of Applicant and Responses
- SLV.Chessia The Sanctuary 40B ZBA Eng_Rev 4-13-22_V2_5.11.2022
- SLV.Horsley Comments (Test Pit Data) 041322 (final)_V2_5.11.2022
- SLV Response To Beals and Thomas Inquiries 3_V2_5.11.2022
- Davis Sq Arch_Arch Peer Review Sanctuary_Applicant Response_042022
- 20012_SchoolSt MBTS_Architectural Peer Response Exhibits_041522
- SLV School Street_response on sidewalk questions_V1_April 13 2022
- 1_SLV School Street_Updated Landscaping Plan_4.4.2022_L-200
- 2_SLV School Street_Updated Overall Landscaping Plan_4.4.2022 L-300
- 3_SLV School Street_Landscaping Plan_4.4.2022_Notes and Details_L_300
- SLV.BT Environmental Peer Review_3_7_2022_4.5.2022 Applicant Responses to B T_For Submittal
- SLV Wetland Bylaw Waivers 4.5.2022 For Submittal
- SLV School Street_Confirmattion of Goddard Consulting Scope_3.10.2022
- Sanctuary at MBTS RFI re Traffic_Transporation_Parking_Circulation 03.07
- Geoff Engler_Signed Certification_Manchester ZBA_March 2022
- SLV.Memo.fire access
- B T Memo re Initial Request for Information Env and Civ Eng_ 2_22_2022
- Memo from Allen & Majors 2022-03-03 - SLV - Driveway Design
- ZBA Outstanding Information Request of Miller Engineering_Final
- ZBA Requests of Mr. Engler 2.18.22
- Response from Geoff Engler re Driveway Length
- 1_SLV School Street_Comment on Soil Testing_2.28.2022
- 2_Attachment A_0 School Street Manchester MassDEP Witnessted Soil Logs - 2020-11-18 19
- 3_Attachment B_0 School Streeet Manchester_Soil Observation Logs - 2020-4-9
- 4_Exhibit 1.1_2022-02-18 - Test Pit Plan C-108A
- 5_Exhibit 1.2_2022-02-18 - Test Pit Plan C-108B
- 1_2022-03-23 - Civil Engineering_Comp Permit Plan Submittal
- 2_2022-03-23 - Sanctuary at Manchester-by-the-Sea Drainage Report
- 3_SLV Response To MArch 4 2022_Beals and Thomas Memo
- 4_SLV Preliminary Narrative to Snow Storage
- 5_SLV_Preliminary Interior Sidewalk_Concept Plan
- 6_SLV_2022-03-23 - Zoning Bylaw Waivers_For Submittal
- 7_SLV Narrative on Proposed Sewer Strategy_3.25.2022
- 8_Possible Conservation Land Restriction_Donation_For Submittal
Architecture
- MECT Renderings of Existing and Proposed Shingle Place Hill 40B
- Davis Sq Arch Sanctuary 40B review_5_6_2022
- Davis Sq Arch_Arch Peer Review Sanctuary_Applicant Response_042022
- 20012_SchoolSt MBTS_Architectural Peer Response Exhibits_041522
- Davis Sq Arch Sanctuary 40B review_3_21_2022
- 8_Possible Conservation Land Restriction_Donation_For Submittal
Environmental
- B and T Study Update 5.9.22
- B T Supplemental Env Peer Review_4_26_2022_334400LT002-Certified
- Vernal Pool Guidelines
- Wildlife Habitat Protection Guidance
- SLV School Street_Confirmattion of Goddard Consulting Scope_3.10.2022
- B T Environmental Peer Review _ 3_7_2022_ 334400LT001-Certified
- B T Memo re Initial Request for Information Env and Civ Eng_ 2_22_2022
- Beals Consultant Review for CIMAH
- 40B Ltr Coldwater Fisheries
- 2020-09-25 - ANRAD Submission to Manchester Con Comm
- 2020-11-20 - ANRAD Supplemental Info
- 2020-12-23 - ANRAD Supplemental Package
- 2021-02-19 - Response to Peer Review
- 2021-02-22 - WPA Request
- 2021-04-26 - VP Survey Report
- 2021-06-07 - 0 School St_ORAD_039-0834
- Beals Thomas Proposal Env Review 12_22_21
- manchester_peer_review_scope_Environmental w live links 12_1_2021
- 21E Report_Phase I_Final_Manchester_School Street
Engineering/Site Plan
- 2022-05-05 - The Sanctuary - Civil Site Plans
- 2022-05-08 - Sanctuary at Manchester-by-the-Sea Drainage Report
- BandT_Supplemental Civil_Site_Geotechncial Peer Review_4_6_2022_334401LT002-Certified
- Beals Thomas Proposal Engineering Review
- Geo-Tech Report_MBTS Apts., School Street, Manchester, Mass
- manchester_peer_review_scope_Civil, Site Plan Design, Geotechnical w live links 12_9_2021
Traffic, Parking, Circulation
- 2022-03-31 MBTS Sanctuary RTC Response
- Sanctuary at MBTS RTC 03.28.22
- Beals Consultant Review for CIMAH
- 2022-02-03 MBTS Final Traffic Peer Review
- ZBA Letter Police Chief 1.31.22
- Fire Chief Letter re Access Road_1_21_22
- 2022-01-10 EP_MBTS Sanctuary Traffic Review
- Access Board Sidewalk Decision SLV Project
- DBlack Traffic Review Memo 1-21-22
- EMBARC Response Initial Peer Review 012522
- SLV 40B TIA Updated 12_21 (1)
- Traffic Safety Peer Review Request
- Traffic Safety Response Env Partners
- Vanasse Response Initial Peer Review 01.27.22
Correspondence
- Horsley Comments (Test Pit Data) 04-13-22
- Chessia The Sanctuary 40B Eng_Rev 4-13-22
- 2022.3.1_Letter to ZBA
- Ltr to ZBA 2-13-22
- SLV School Street_Answer on Site Survey Questions_2.10.2022
- 40B Ltr Coldwater Fisheries
- Beals Consultant Review for CIMAH
- Chapter 40B Program Suspension_Letter to G. Engler_12 10 21 (1)
- D Hill Ltr to ZBA 12.22.21
- D. Hill Ltr to ZBA 1-21-22 Traffic
- Karen Hurley Gertsch Abutter Letter
- Manchester Safe Harbor Ltr DHCD 11.8.21
- MBS Safe Harbor 2021 Denial
- MECT Horsley comments 102521
- MECT Ltr to ZBA 10-25-21
- MECT The Sanctuary Chessia REV1
- Simboli-ZBA102621
Application to ZBA - September 2021
- 0.1 Cover
- 0.1 Table of Contents Sanctuary at Manchester by the Sea
- 1 Introduction to Comp Permit Application
- 2 Project Data Summary V1
- 3 Applicant Status
- 4 PEL Manchester By the Sea September 2021
- 5 Development Team
- 6.1.1 PSA Fully Signed
- 6.1.2 First Amendment to PSA (fully signed)
- 6.1.3 Second Amendment to PSA (fully signed)
- 7 SAMPLE NEF Regulatory Agreement
- 8.1 Traffic Impact Analysis 0920
- 8.2 Sanctuary at MBTS RTC 011921
- 9 Technical Plan Set Submittal Sanctuary at Manchester by the Sea
- 10.1 Zoning Bylaw Waivers R1
- 10.2 Wetlands Bylaw Waivers
- 11 Existing Conditions Narrative
- 12 2021 07 16 Sanctuary at Manchester by the Sea Drainage Report
- 13 Manchester SHI 9 21 21
Past ZBA Public Hearings
Wednesday, May 11, 2022
Recording
Wednesday, April 27, 2022
Recording
Wednesday, April 13, 2022
Recording
Tuesday, April 5, 2022
Recording
Wednesday, March 9, 2022
Recording
Wednesday, February 9, 2022
Recording
Wednesday, January 26, 2022
Recording
Wednesday, January 12, 2022
Recording
Wednesday, December 8, 2021
Recording
Tuesday, November 16, 2021
Recording
Tuesday, October 26, 2021
Recording