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.

Housing Appeal Committee (HAC) Updates

(Updated October 2023)

September 15, 2022: 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. 
December 20, 2022: 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.
July 14, 2023: The HAC took the following actions:
- Scheduled a Pre-hearing conference at 10 am on 8/15/23.
- Approved Ten Citizens Group motion to intervene to present evidence on damage to the environment under local Bylaw provisions.
- Denied MECT motion to intervene but will allow it to participate as an interested party.
August 22, 2023: Second Pre-Trial Conference Held
September 13, 2023: Third Pre-Trial Conference Held
September 26, 2023: Fourth Pre-Trail Conference
October 20, 2023: Motion regarding subpoenas
November 7, 2023: SLV Pre-filed testimony & exhibits
November 8, 2023: Site Visit 10 am (reschedule if heavy rain)
December 19, 2023: Town ZBA pre-filed testimony & exhibits
January 8, 2024: Intervener pre-filed testimony & exhibits
February 5, 2024: SLV Rebuttal
February 16, 2024: Motions to strike prejudicial material
February 23, 2024: Opposition response to motions to strike
February 27, 2024: Fifth Pre-Trail Conference
March 4-18 (Exact date TBD): Open Evidentiary Public Hearing in MBTS to cross-examine witnesses (1 - 2 wks), all sessions remote after first day.
Late 2025: HAC issues Decision
After Decision: Either party may Appeal to Superior Court

HAC Appeal Related Information

  1. SLV.HAC.Cover letter
  2. SLV.initial pleading
  3. 2022.09.19 (22-14) Initial Filing Ltr to ZBA Chair
  4. 2022.09.19 (22-14) Notice of Receipt of Appeal and CofC
  5. 2023-07.14 (22-14) Notice of Pre-Hearing Conference
  6. 2023-07.14 (22-14) Ruling on Intervention Pursuant to G.L. c. 30A, s. 10A
  7. 2023-07.14 (22-14) Ruling on MECT Motion to Intervene

Zoning Board of Appeals 40B Application

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

  1. DPW Recommended Conditions July 27 2022
  2. DPW Response
  3. Horsley Comment Letter July 27 2022
  4. MECT Conditions July 27 2022
  5. CIMAH Letter July 27 2022
  6. CIMAH Letter-Bothwick
  7. B T Comments
  8. B T Potential Conditions
  9. ZBA Letter Police Chief 1.31.22
  10. Police Department 40B July Letter
  11. Defining Vernal Pool Performance Standards for ZBA - 7-11-22 (1)
  12. DPW Draft Conditions July 7 2022
  13. Fire Department 40B Requirements for ZBA
  14. SLV Letter 7.21
  15. SLV.Proposed Conditions_For Submission 7.21
  16. MECT Murphy Letter

ZBA Requests of Applicant and Responses

  1. SLV 7_12_2022 response to BT Evn Per Review letter of June 8 2022
  2. Sanctuary at MBTS_Development and Operating budget_Estimates_July 1 2022
  3. SLV School Street_10-14-79 School Street Blasting-Site Operations Review
  4. Letter from SLV 6.1.22
  5. SLV.Chessia The Sanctuary 40B ZBA Eng_Rev 4-13-22_V2_5.11.2022
  6. SLV.Horsley Comments (Test Pit Data) 041322 (final)_V2_5.11.2022
  7. SLV Response To Beals and Thomas Inquiries 3_V2_5.11.2022
  8. Davis Sq Arch_Arch Peer Review Sanctuary_Applicant Response_042022
  9. 20012_SchoolSt MBTS_Architectural Peer Response Exhibits_041522
  10. SLV School Street_response on sidewalk questions_V1_April 13 2022
  11. 1_SLV School Street_Updated Landscaping Plan_4.4.2022_L-200
  12. 2_SLV School Street_Updated Overall Landscaping Plan_4.4.2022 L-300
  13. 3_SLV School Street_Landscaping Plan_4.4.2022_Notes and Details_L_300
  14. SLV.BT Environmental Peer Review_3_7_2022_4.5.2022 Applicant Responses to B T_For Submittal
  15. SLV Wetland Bylaw Waivers 4.5.2022 For Submittal
  16. SLV School Street_Confirmattion of Goddard Consulting Scope_3.10.2022
  17. Sanctuary at MBTS RFI re Traffic_Transporation_Parking_Circulation 03.07
  18. Geoff Engler_Signed Certification_Manchester ZBA_March 2022
  19. SLV.Memo.fire access
  20. B T Memo re Initial Request for Information Env and Civ Eng_ 2_22_2022
  21. Memo from Allen & Majors 2022-03-03 - SLV - Driveway Design
  22. ZBA Outstanding Information Request of Miller Engineering_Final
  23. ZBA Requests of Mr. Engler 2.18.22
  24. Response from Geoff Engler re Driveway Length
  25. 1_SLV School Street_Comment on Soil Testing_2.28.2022
  26. 2_Attachment A_0 School Street Manchester MassDEP Witnessted Soil Logs - 2020-11-18 19
  27. 3_Attachment B_0 School Streeet Manchester_Soil Observation Logs - 2020-4-9
  28. 4_Exhibit 1.1_2022-02-18 - Test Pit Plan C-108A
  29. 5_Exhibit 1.2_2022-02-18 - Test Pit Plan C-108B
  30. 1_2022-03-23 - Civil Engineering_Comp Permit Plan Submittal
  31. 2_2022-03-23 - Sanctuary at Manchester-by-the-Sea Drainage Report
  32. 3_SLV Response To MArch 4 2022_Beals and Thomas Memo
  33. 4_SLV Preliminary Narrative to Snow Storage
  34. 5_SLV_Preliminary Interior Sidewalk_Concept Plan
  35. 6_SLV_2022-03-23 - Zoning Bylaw Waivers_For Submittal
  36. 7_SLV Narrative on Proposed Sewer Strategy_3.25.2022
  37. 8_Possible Conservation Land Restriction_Donation_For Submittal

Environmental

  1. MECT Murphy- Wildlife Study and salamander traps.
  2. SLV Letter 7.21
  3. SLV.Proposed Conditions_For Submission 7.21
  4. Horsley Comments (N Vernal Pool) 071222 (final)
  5. MBTS wildlife report review 7-13-22 (Garner-MECT)
  6. B T Supplemental Environmental Peer Review 7_12_2022_334400LT004-Certified
  7. SLV 7_12_2022 response to BT Evn Per Review letter of June 8 2022
  8. SLV Historic aerials submitted 7_12_2022
  9. SLV Wildlife Study Booklet - revised 7_5_2022
  10. Wildlife Study Booklet
  11. B T Supplemental Evn Per Review 6_8_2022_334400LT003-Certified
  12. Vernal Pool Water Budget Analysis
  13. 01 - 2022-05-24 - Bylaw Buffer Exhibit
  14. 02 - EC-2022-05-19-SET
  15. 03 - ILSF Calculation
  16. 04_SLV_Response to BT Peer Review on Environmental Considerations_V1.docx
  17. 05_SLV_Wetland Waivers 2022_5.25.2022.docx
  18. B and T Study Update 5.9.22
  19. B T Supplemental Env Peer Review_4_26_2022_334400LT002-Certified
  20. Vernal Pool Guidelines
  21. Wildlife Habitat Protection Guidance
  22. SLV School Street_Confirmattion of Goddard Consulting Scope_3.10.2022
  23. B T Environmental Peer Review _ 3_7_2022_ 334400LT001-Certified
  24. B T Memo re Initial Request for Information Env and Civ Eng_ 2_22_2022
  25. Beals Consultant Review for CIMAH
  26. MassWildlife Letter on Coldwater Fisheries
  27. 2020-09-25 - ANRAD Submission to Manchester Con Comm
  28. 2020-11-20 - ANRAD Supplemental Info
  29. 2020-12-23 - ANRAD Supplemental Package
  30. 2021-02-19 - Response to Peer Review
  31. 2021-02-22 - WPA Request
  32. 2021-04-26 - VP Survey Report
  33. 2021-06-07 - 0 School St_ORAD_039-0834
  34. Beals Thomas Proposal Env Review 12_22_21
  35. manchester_peer_review_scope_Environmental w live links 12_1_2021
  36. 21E Report_Phase I_Final_Manchester_School Street

Traffic, Parking, Circulation

  1. 2022-03-31 MBTS Sanctuary RTC Response
  2. Sanctuary at MBTS RTC 03.28.22
  3. Beals Consultant Review for CIMAH
  4. 2022-02-03 MBTS Final Traffic Peer Review
  5. ZBA Letter Police Chief 1.31.22
  6. Fire Chief Letter re Access Road_1_21_22
  7. 2022-01-10 EP_MBTS Sanctuary Traffic Review
  8. Access Board Sidewalk Decision SLV Project
  9. DBlack Traffic Review Memo 1-21-22
  10. EMBARC Response Initial Peer Review 012522
  11. SLV 40B TIA Updated 12_21 (1)
  12. Traffic Safety Peer Review Request
  13. Traffic Safety Response Env Partners
  14. Vanasse Response Initial Peer Review 01.27.22

Water and Sewer

  1. 2022-07-07 - Municipal Water Capacity Study
  2. 2022-07-07 - Municipal Sewer Capacity Study
  3. School Street Hydraulic Review Letter 6.3-22
  4. SLV School Street_Pump Station_5.17.2022_For Submission
  5. Representative_Sewer Pump Station
  6. Representative Water Pump Station
  7. MBTS CWMP Supplemental Report July 2021
  8. 7_SLV Narrative on Proposed Sewer Strategy_3.25.2022 X
  9. BOS ltr to ZBA re SLV Sewer 042622
  10. MECT Ltr to ZBA 4-27-22
  11. SLV School Street_CWMP WWTF Capacity Analysis Summary Memo_V1
  12. 20012_SchoolSt MBTS_Architectural Peer Response Exhibits_041522

Correspondence

  1. Petition to Stop Shingle Hill 7.25.2022
  2. Added Petition 7.27.2022
  3. Pierce Letter re Petition
  4. Ma Housing Project Eligibility letter and identifying issues 091621
  5. Mass Housing Comment letter wattachments
  6. 40B development vs NatureV2
  7. MECT_ Hill Law Ltr to ZBA 7-13-22
  8. Tyler 40B Ltr
  9. McGrath 40B Ltr
  10. Delaney 40B Ltr
  11. Warnock 40B Ltr_
  12. Resident Letters Received May - June 2022
  13. Delisio Letter 6.21
  14. Webster Letter 6.17
  15. Poswistilo Letter
  16. Letter from Kobus
  17. Hill Ltr to ZBA 5-25-22
  18. Chessia Letter 5-25-22
  19. Horsley Comments (Test Pit Data) 04-13-22
  20. Chessia The Sanctuary 40B Eng_Rev 4-13-22
  21. CIMAH Letter 2022.3.1
  22. Hill Letter 2-13-22
  23. SLV School Street_Answer on Site Survey Questions_2.10.2022
  24. MassWildlife Letter on Coldwater Fisheries
  25. Beals Consultant Review for CIMAH
  26. Chapter 40B Program Suspension_Letter to G. Engler_12 10 21 (1)
  27. D Hill Ltr to ZBA 12.22.21
  28. D. Hill Ltr to ZBA 1-21-22 Traffic
  29. Karen Hurley Gertsch Abutter Letter
  30. Manchester Safe Harbor Ltr DHCD 11.8.21
  31. MBS Safe Harbor 2021 Denial
  32. MECT Horsley comments 102521
  33. MECT Ltr to ZBA 10-25-21
  34. MECT The Sanctuary Chessia REV1
  35. Simboli-ZBA102621
  36. Zellman Letter
  37. Wales Letter
  38. Luciano Letter
  39. Lowry Letter
  40. Lovett Letter
  41. Ives Letter
  42. John Marletta Letter
  43. Kross Letter
  44. Merrill Letter
  45. Smith Letter
  46. Giannino Letter
  47. Minasian Letter
  48. Pierce Letter
  49. Reindl Letter
  50. Schoenherr Letter
  51. Wittenberg Letter
  52. Tufts Letter
  53. Caudill Letter
  54. Harrington Letter
  55. Sarkisian Letter
  56. Crockett letter
  57. OBrien Letter
  58. Nalley Letter
  59. Kasianchuk Letter
  60. Dyer Letter
  61. Aas Letter
  62. Bethell Letter
  63. Gertsch Letter
  64. Lattanzi Letter
  65. Davis Letter
  66. Carr Letter
  67. Androsavish Letter
  68. DeSherninin Letter
  69. Campbell Letter
  70. Waters Letter
  71. Ltr J Chamberlain
  72. Benotti Letter
  73. Mitchell Letter
  74. Iovanni Letter
  75. Iovanni Letter 2
  76. Kasnet Letter
  77. Reindl Letter 2
  78. Porter Letter
  79. Spence Letter
  80. S Hill Letter
  81. S Conlon Letter
  82. Kulukundis Letter
  83. Iovanni Letter 3
  84. Conlon Letter
  85. Bixby Letter
  86. Atkinson Letter
  87. Turner Letter
  88. Lodge Letter
  89. Shaw Letter
  90. C Lodge Letter
  91. Iovanni Letter 4
  92. Noble-Kiley Letter
  93. Crockett Letter
  94. Garcia-Mata Letter
  95. MECT President Letter
  96. Rogers Letter
  97. Wilk/Snyder Letter
  98. Weaver Letter
  99. Davis Letter
  100. Furlong Letter
  101. S Rogers Letter
  102. Leavitt Letter
  103. Zelen Letter
  104. Planning Board Letter
  105. Mitchell Letter 2
  106. Lantner Letter
  107. Coyne Letter
  108. Prentice Letter
  109. Dellicker Letter
  110. Macmillan Letter
  111. Wight Letter
  112. Meahl Letter
  113. Ochs Letter
  114. Bennett Letter
  115. Sabella Letter
  116. G Smith letter
  117. Pereen Letter
  118. Shane Letter
  119. Delisio Letter 2

Safe Harbor Request

  1. MBS Safe Harbor 2021
  2. SLV Safe Harbor Letter DHCD 11.8.21
  3. SLV.MBTS.Response to Safe Harbor Notice

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

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