40B Project
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.
December 20, 2022 - 40B HAC Appeal Meeting Update
The Town is partnering with MECT (Manchester Essex Conservation Trust) to identify expert witnesses and prepare the case.
January 19, 2023: HAC pre-trial conference to establish schedule (was originally scheduled for 12.20.22)HAC pre-hearing conference to establish schedule for filing pre-filed testimony, rebuttal testimony, establish the date for a hearing to allow cross-examination of the opposing party’s witnesses and a site visit.
February – April 2023: Applicant and Town file pre-trial testimony of expert witnesses.
Early summer 2023: HAC opens the hearing in Manchester and conducts a site visit, continued hearings in Boston. The hearing allows cross-examination of the opposing party’s witnesses
Early 2024: Decision expected, typically 6 – 12 months after the final hearing.
Zoning Board of Appeals - 40B Timeline
Public Hearings Open: 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 opened the public hearing process on October 26, 2021.
Public Hearings Close: On Wednesday, July 27 public hearings closed on the 40B application. The ZBA has 40 days to deliberate and render a decision (by Tuesday, September 5) and 14 days thereafter to file that decision with the Town Clerk. The Zoning Board will carefully weigh the best possible course of action on behalf of the Town over the next few weeks. No public comment is allowed at meetings during the deliberation period. Also, any letters submitted after the closing hearing on July 27 will not be considered.
ZBA Decision: On Tuesday, August 16, 2022, the ZBA voted 5-0 to deny the Comprehensive Permit sought by Mr. Engler of SLV, LLC to develop Shingle Place Hill under M.G.L. c. 40B. The ZBA made the determination that there were no conditions that could be imposed to adequately protect the safety of the residents with the single access road, steep grade and retaining walls and to protect the environment in this environmentally sensitive area. After the edits discussed Tuesday night are completed, the ZBA will file the Decision with the Town Clerk on August 30, 2022. ZBA Decision on 40B Application
Appeal to HAC: On Thursday, September 15, 2022 SLV filed with the MA Housing Appeals Committee (HAC) an Appeal of the ZBA denial of the Comprehensive Permit. See documents below.
Next Steps: The appeal process is estimated to take about one year. The case between the Town and SLV (applicant) will be heard de novo meaning to start new. More information will be communicated as it is received.
Waivers and Conditions
- DPW Recommended Conditions July 27 2022
- DPW Response
- Horsley Comment Letter July 27 2022
- MECT Conditions July 27 2022
- CIMAH Letter July 27 2022
- CIMAH Letter-Bothwick
- B T Comments
- B T Potential Conditions
- ZBA Letter Police Chief 1.31.22
- Police Department 40B July Letter
- Defining Vernal Pool Performance Standards for ZBA - 7-11-22 (1)
- DPW Draft Conditions July 7 2022
- Fire Department 40B Requirements for ZBA
- SLV Letter 7.21
- SLV.Proposed Conditions_For Submission 7.21
- MECT Murphy Letter
ZBA Requests of Applicant and Responses
- SLV 7_12_2022 response to BT Evn Per Review letter of June 8 2022
- Sanctuary at MBTS_Development and Operating budget_Estimates_July 1 2022
- SLV School Street_10-14-79 School Street Blasting-Site Operations Review
- Letter from SLV 6.1.22
- 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
- BUILDING HEIGHT CLARIFICATION
- SLV 1_A100 - GARAGE AND FIRST FLOOR PLAN REVISED_052722
- SLV 2_MBTS_Rendering Update_052722
- SLV 3_MECT Renderings_ReviewComments_052522 (2)
- SLV 4_20012_Sanctuary at MBTS_Accessibility Narrative_051722
- SLV 5_20012_Sanctuary at MBTS_Sustainability Narrative_053122
- SLV 6_Updated Landscaping Plan_2022-05-31
- SLV 7.1_Sample Retaining Wall_RWS-Textures-Northshore_Granite-01
- SLV 7.2_Sample Retaining Wall_RWS-Textures-Weathered_Edge-01
- June 19, 2022 Sanctuary 40B revised review
- SLV School Street Response to Architectural Peer Review_V2_June 1 2022_For Submission
- 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
- MECT Murphy- Wildlife Study and salamander traps.
- SLV Letter 7.21
- SLV.Proposed Conditions_For Submission 7.21
- Horsley Comments (N Vernal Pool) 071222 (final)
- MBTS wildlife report review 7-13-22 (Garner-MECT)
- B T Supplemental Environmental Peer Review 7_12_2022_334400LT004-Certified
- SLV 7_12_2022 response to BT Evn Per Review letter of June 8 2022
- SLV Historic aerials submitted 7_12_2022
- SLV Wildlife Study Booklet - revised 7_5_2022
- Wildlife Study Booklet
- B T Supplemental Evn Per Review 6_8_2022_334400LT003-Certified
- Vernal Pool Water Budget Analysis
- 01 - 2022-05-24 - Bylaw Buffer Exhibit
- 02 - EC-2022-05-19-SET
- 03 - ILSF Calculation
- 04_SLV_Response to BT Peer Review on Environmental Considerations_V1.docx
- 05_SLV_Wetland Waivers 2022_5.25.2022.docx
- 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
- MassWildlife Letter on 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
- MA Architectural Access Board Response
- SLV Impervious Barrier Exhibit
- SLV School Street_10-14-79 School Street Blasting-Site Operations Review
- 01 - Proposed HydroCAD Report
- 02 - DEP Standard Calcs
- 03 - Grading C-103.1
- 04 - Drainage C-103.2
- 05 - 2006 Project Development and Design Guide
- 06_Applicant Response to B T Civil Engineering Comments_5.25.2022
- SLV School Street_Schematic - Cut and Fill Plan_5.18.2022
- SLV School Street_cut and fill_5.18.2022_For Submission
- 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
Water and Sewer
- 2022-07-07 - Municipal Water Capacity Study
- 2022-07-07 - Municipal Sewer Capacity Study
- School Street Hydraulic Review Letter 6.3-22
- SLV School Street_Pump Station_5.17.2022_For Submission
- Representative_Sewer Pump Station
- Representative Water Pump Station
- MBTS CWMP Supplemental Report July 2021
- 7_SLV Narrative on Proposed Sewer Strategy_3.25.2022 X
- BOS ltr to ZBA re SLV Sewer 042622
- MECT Ltr to ZBA 4-27-22
- SLV School Street_CWMP WWTF Capacity Analysis Summary Memo_V1
- 20012_SchoolSt MBTS_Architectural Peer Response Exhibits_041522
Correspondence
- Petition to Stop Shingle Hill 7.25.2022
- Added Petition 7.27.2022
- Pierce Letter re Petition
- Ma Housing Project Eligibility letter and identifying issues 091621
- Mass Housing Comment letter wattachments
- 40B development vs NatureV2
- MECT_ Hill Law Ltr to ZBA 7-13-22
- Tyler 40B Ltr
- McGrath 40B Ltr
- Delaney 40B Ltr
- Warnock 40B Ltr_
- Resident Letters Received May - June 2022
- Delisio Letter 6.21
- Webster Letter 6.17
- Poswistilo Letter
- Letter from Kobus
- Hill Ltr to ZBA 5-25-22
- Chessia Letter 5-25-22
- Horsley Comments (Test Pit Data) 04-13-22
- Chessia The Sanctuary 40B Eng_Rev 4-13-22
- CIMAH Letter 2022.3.1
- Hill Letter 2-13-22
- SLV School Street_Answer on Site Survey Questions_2.10.2022
- MassWildlife Letter on 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
- Zellman Letter
- Wales Letter
- Luciano Letter
- Lowry Letter
- Lovett Letter
- Ives Letter
- John Marletta Letter
- Kross Letter
- Merrill Letter
- Smith Letter
- Giannino Letter
- Minasian Letter
- Pierce Letter
- Reindl Letter
- Schoenherr Letter
- Wittenberg Letter
- Tufts Letter
- Caudill Letter
- Harrington Letter
- Sarkisian Letter
- Crockett letter
- OBrien Letter
- Nalley Letter
- Kasianchuk Letter
- Dyer Letter
- Aas Letter
- Bethell Letter
- Gertsch Letter
- Lattanzi Letter
- Davis Letter
- Carr Letter
- Androsavish Letter
- DeSherninin Letter
- Campbell Letter
- Waters Letter
- Ltr J Chamberlain
- Benotti Letter
- Mitchell Letter
- Iovanni Letter
- Iovanni Letter 2
- Kasnet Letter
- Reindl Letter 2
- Porter Letter
- Spence Letter
- S Hill Letter
- S Conlon Letter
- Kulukundis Letter
- Iovanni Letter 3
- Conlon Letter
- Bixby Letter
- Atkinson Letter
- Turner Letter
- Lodge Letter
- Shaw Letter
- C Lodge Letter
- Iovanni Letter 4
- Noble-Kiley Letter
- Crockett Letter
- Garcia-Mata Letter
- MECT President Letter
- Rogers Letter
- Wilk/Snyder Letter
- Weaver Letter
- Davis Letter
- Furlong Letter
- S Rogers Letter
- Leavitt Letter
- Zelen Letter
- Planning Board Letter
- Mitchell Letter 2
- Lantner Letter
- Coyne Letter
- Prentice Letter
- Dellicker Letter
- Macmillan Letter
- Wight Letter
- Meahl Letter
- Ochs Letter
- Bennett Letter
- Sabella Letter
- G Smith letter
- Pereen Letter
- Shane Letter
- Delisio Letter 2
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 Deliberation Meetings
Wednesday, August 3, 2022
Recording
Past ZBA Public Hearings
Tuesday, August 16, 2022
Recording
Wednesday, July 27, 2022
Recording
Wednesday, July 13, 2022
Recording
Wednesday, June 22, 2022
Recording
Wednesday, June 8, 2022
Recording
Wednesday, May, 25, 2022
Recording
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