40B Project

Information will be added to this page as it becomes available.

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 40B Handbook

First ZBA Public Hearing

Tuesday, October 26, 2021
Details TBA

Application to ZBA - September 2021

  1. 0.1 Cover
  2. 0.1 Table of Contents Sanctuary at Manchester by the Sea
  3. 1 Introduction to Comp Permit Application
  4. 2 Project Data Summary V1
  5. 3 Applicant Status
  6. 4 PEL Manchester By the Sea September 2021
  7. 5 Development Team
  8. 6.1.1 PSA Fully Signed
  9. 6.1.2 First Amendment to PSA (fully signed)
  10. 6.1.3 Second Amendment to PSA (fully signed)
  11. 7 SAMPLE NEF Regulatory Agreement
  12. 8.1 Traffic Impact Analysis 0920
  13. 8.2 Sanctuary at MBTS RTC 011921
  14. 9 Technical Plan Set Submittal Sanctuary at Manchester by the Sea
  15. 10.1 Zoning Bylaw Waivers R1
  16. 10.2 Wetlands Bylaw Waivers
  17. 11 Existing Conditions Narrative
  18. 12 2021 07 16 Sanctuary at Manchester by the Sea Drainage Report
  19. 13 Manchester SHI 9 21 21

Board of Selectmen - LIP Negotiations

June 23, 2021 - Letter to MassHousing

Board of Selectmen Letter to MassHousing with Attachments


Understanding the 40B Process from the Citizens Planner Training Collaborative (CPTC)

 April 21 Video Presentation 

Slides of April 21 Presentation

Conventional 40B Application

On April 19, 2021 SLV submitted the following application to MassHousing to begin the conventional 40B process.

April 19, 2021 Letter to Selectmen

SLV Application to MassHousing for a Conventional 40B, April 2021

  1. 0.1_Cover
  2. 1.0_Masshousing Site Approval Application
  3. 1.1.1_Map
  4. 1.1.2_Map
  5. 1.2.1_Tax Assessors Map
  6. 1.2.2_Assessors Map
  7. 1.3_Driving Directions (note to Athletic Club across the street)
  8. 2.1_Existing Conditions Plan
  9. 2.2.1_Aerial Photo
  10. 2.2.2_Aerial Photo
  11. 2.2.3_Aerial Exhibits and Setback Distances
  12. 2.3_Context Photos
  13. 2.4_Existing Conditions Narrative
  14. 2.5_By Right Plan
  15. 3.1_Civil Engineering Plan Set
  16. 3.2_Architecture Plans
  17. 3.3_Architectural Narrative
  18. 3.4.1_Zoning Analysis_Site Approval Application
  19. 3.4.2_Zoning Analysis__Site Approval Application
  20. 3.5_Sustainable Development Principals
  21. 4.1.1_PSA - Fully Signed
  22. 4.1.2_First Amendment to PSA (fully signed)
  23. 4.1.3_Second Amendment to PSA (fully signed)
  24. 5.1_Brookline Bank_Letter of Interest_SLV-Manchester by the Sea
  25. 5.2_Market Anaylsis_April 2021
  26. 6.1.1_SLV Company Information
  27. 6.1.2_SEB Company Information
  28. 6.3_SEB Housing
  29. 6.4_Applicant Certification
  30. 6.5_Developer Acknowledgement and Certification
  31. 7.1_Letter to the Town of Manchester by the Sea
  32. 7.3_Notification to DHCD of Application
  33. 7.4_Masshousing Wire_Application Fees
  34. 7.5_Payment to MHP
  35. 7.6_EIN Info - SLV School Street

40B LIP Negotiation

The LIP negotiations with SLV and the Board of Selectmen have ended without an agreement. Please read the following statement from Town.
April 7, 2021 Statement from the Town

40B LIP Conditions Draft

SLV Conditions 3.4.2021

SLV Three Story Sketch 3.4.2021

Applicant Response to Conditions

BOS Endorsement Conditions Draft

40B LIP FAQ

40B Frequently Asked Questions

Past LIP Meetings with Board of Selectmen:

40B Workshop: Tuesday, April 6, 2021

Recording: https://youtu.be/IUSCbfAH5Gk

40B Workshop: Thursday, March 18, 2021

Recording: https://youtu.be/C0QhiL7YEJw

40B Workshop: Thursday, March 4, 2021

Recording: https://youtu.be/siqX5ddxP3A

40B Workshop: Thursday, February 11, 2021

Recording: https://youtu.be/HgAyESTL2WM

40B Workshop: Thursday, January 27, 2021 at 6:30 p.m.

Recording: https://youtu.be/E2l1dxbOti8

40B Discussion: Thursday, January 21, 2021 at 6:30 p.m.

Recording: https://youtu.be/xyb_AuS3UTU

40B Workshop - Thursday, January 14, 2021 at 6:30 p.m.

Recording: https://youtu.be/k2SDv0GMSI0

40B Public Forum - Thursday, December 17, 2020 at 6:30 p.m.

Recording: https://youtu.be/iHYICtYMYPw

40B Public Forum - Thursday, December 3, 2020 at 6:30 p.m.

Recording: https://youtu.be/e_Q0xtUiNv8

40B Workshop - Tuesday November 24, 2020 at 6:30 p.m.

Recording: https://youtu.be/uroN9xKD5wI

40B Workshop - Thursday, November 12 at 6:30 p.m.

Recording: https://youtu.be/FvC6qs_iRqQ

40B First Public Presentation - Thursday, October 29 at 7 p.m.

Recording: https://youtu.be/3ye7Vhludgc

Developer Presentation:

October 29, 2020 40B Presentation

Important LIP Links

  1. Traffic Peer Review Report Stantec Jan 2021
  2. Fiscal Impact Peer Review RKG Jan 2021
  3. DRAFT Updated Housing Production Plan November 2020
  4. 40 B Basics, Presentation at Land Management Summit, August 10, 2020
  5. An intro to 40B by Greg Federspiel
  6. Chapter 40B Handbook for Zoning Board of Appeals
  7. Guidelines for Comprehensive Permit (40B) Projects
  8. 2021-01-20 - Fire Truck Turning Plan - C-107
  9. 2021-01-20 - Snow Storage Plan
  10. BOS 40B Open Letter 020221
  11. FinCom Review of 40B_FINAL

Local Initiative Program (LIP) Application

  1. 0.1_LIP Application Cover
  2. 0.2_TABLE OF CONTENTS
  3. 1_LIP Application Cover Letter_9.26.2020
  4. 10_Fiscal Impact Report
  5. 11.0_Affordable Housing Marketing Cover Letter_V1
  6. 11.1_Affirmative Marketing Advertisement_V1
  7. 11.2_Affordable Unit Application_V1
  8. 11.3_Affordable Housing Information Packet_V1
  9. 11.4_Affordable Housing Lease Addendum_DHCD_V1
  10. 11.5_Affordable Housing Martketing Plan_V1
  11. 11.6_Tenant Selection Plan_V1
  12. 11.7_Affordable Unit LIP Rents_Sanctuary_2020_V1
  13. 11.8_Unit Designations
  14. 12_Traffic Impact Analysis_ 09_20
  15. 13.1_P & S Agreement
  16. 13.2_P&S Amendment_Manchester
  17. 14_One Stop Sections 3 & 4
  18. 15_Certificate of Organization_SLV School Street
  19. 2_LIP Application_Sanctaury at Manchester-By-The-Sea_9.26.2020
  20. 3_Brookline Bank_Letter of Interest_SLV-Manchester by the Sea
  21. 4.1_Aerial Photo 1
  22. 4.2_Aerial Photo 2
  23. 4.3_Aerial Photo 3
  24. 4.4_Aerial Photo 4
  25. 5_Civil Engineering Plan Set
  26. 6.1_Schematic Architectural Plan Set
  27. 7.1_Rendered Landscaping Plan
  28. 7.2_Schematic Landscaping Plan
  29. 7.3_Landscaping and Planting Plan
  30. 8.1_Aerial Exhibits and Setback Distances
  31. 9_Cross Section Exhibit from Walking Trail_Conservation Land