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)

AGENDA CENTER

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

ZBA Requests of Applicant and Responses

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

Architecture

  1. MECT Renderings of Existing and Proposed Shingle Place Hill 40B
  2. Davis Sq Arch Sanctuary 40B review_5_6_2022
  3. Davis Sq Arch_Arch Peer Review Sanctuary_Applicant Response_042022
  4. 20012_SchoolSt MBTS_Architectural Peer Response Exhibits_041522
  5. Davis Sq Arch Sanctuary 40B review_3_21_2022
  6. 8_Possible Conservation Land Restriction_Donation_For Submittal

Engineering/Site Plan

  1. 2022-05-05 - The Sanctuary - Civil Site Plans
  2. 2022-05-08 - Sanctuary at Manchester-by-the-Sea Drainage Report
  3. BandT_Supplemental Civil_Site_Geotechncial Peer Review_4_6_2022_334401LT002-Certified
  4. Beals Thomas Proposal Engineering Review
  5. Geo-Tech Report_MBTS Apts., School Street, Manchester, Mass
  6. manchester_peer_review_scope_Civil, Site Plan Design, Geotechnical w live links 12_9_2021

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. MBTS CWMP Supplemental Report July 2021
  2. 7_SLV Narrative on Proposed Sewer Strategy_3.25.2022 X
  3. BOS ltr to ZBA re SLV Sewer 042622
  4. MECT Ltr to ZBA 4-27-22
  5. SLV School Street_CWMP WWTF Capacity Analysis Summary Memo_V1
  6. 20012_SchoolSt MBTS_Architectural Peer Response Exhibits_041522

Correspondence

  1. Horsley Comments (Test Pit Data) 04-13-22
  2. Chessia The Sanctuary 40B Eng_Rev 4-13-22
  3. 2022.3.1_Letter to ZBA
  4. Ltr to ZBA 2-13-22
  5. SLV School Street_Answer on Site Survey Questions_2.10.2022
  6. 40B Ltr Coldwater Fisheries
  7. Beals Consultant Review for CIMAH
  8. Chapter 40B Program Suspension_Letter to G. Engler_12 10 21 (1)
  9. D Hill Ltr to ZBA 12.22.21
  10. D. Hill Ltr to ZBA 1-21-22 Traffic
  11. Karen Hurley Gertsch Abutter Letter
  12. Manchester Safe Harbor Ltr DHCD 11.8.21
  13. MBS Safe Harbor 2021 Denial
  14. MECT Horsley comments 102521
  15. MECT Ltr to ZBA 10-25-21
  16. MECT The Sanctuary Chessia REV1
  17. Simboli-ZBA102621

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 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